South Coast Umpqua Regional Solutions Advisory Committee ...

Regional Solutions Office Governor Kate Brown

Southern Oregon Regional Solutions Center 100 East Main, Suite A

Medford, OR 97501

South Coast Umpqua Regional Solutions Advisory Committee Representing Coos, Curry and Douglas Counties

AGENDA

Friday, December 8, 2017 <> 3:00 - 4:30 PM IPCB, 125 Central Ave #300, Coos Bay, OR 97420

Call-in option: 877 848-7030 Password: 5495754#

3:00 PM Welcome/Self-Introductions

Keith Tymchuk, Convener

3:05 Regional Infrastructure Finance Funding Request Review

Alex Campbell, Regional Solutions

3:45 Chetco Bar Fire Recovery Council

Alex Campbell, Regional Solutions

4:00 Project Updates

Gorse Oregon Solutions Project Project Gem Brookings Health Care Infrastructure/Wastewater Back Nine Port Orford 4:25 PM Public Comment

The meeting location is accessible to persons with disabilities. To request an interpreter for the hearing impaired or for other accommodations for persons with disabilities, please make requests at least 48 hours before the meeting to Lisa Howard at 503-378-6502 or [email protected], or by TTY: Oregon Relay Services at 1-800-735-2900.

mailto:[email protected]

Regional Infrastructure FundBreakdown of Submitted Requests for Information Forms

November 21, 2017 1

RIF $ Requested By Region

Total Project Cost By Region

Number of RFI's by Region

% Total RIF Funds Requested by

Region

% Total RFI's Submitted By

Region

1N Coast - Clatsop, Columbia, Tillamook, west Washington $3,142,975.00 $3,342,175.00 5 3% 5%

2So. Vly/Mid-Coast -

Benton, Lane, Lincoln, Linn

$13,361,234.00 $88,397,541.00 6 13% 6%

3 So. Coast - Coos, Curry, Douglas $7,904,557.00 $17,884,327.00 9 8% 9%

4 Metro - Clackamas, Multnomah, Washington $8,764,703.00 $111,223,446.00 11 8% 11%

5 Mid-Valley - Marion, Polk, Yamhill $32,135,581.00 $92,417,138.00 28 31% 27%

6 Southern - Jackson, Josephine $1,535,000.00 $9,231,000.00 5 1% 5%

7 No. Central - Hood River, Sherman, Wasco $9,510,700.00 $14,791,591.00 8 9% 8%

8 Central - Crook, Deschutes, Jefferson $5,790,139.00 $8,649,056.00 7 6% 7%

9 So. Central - Klamath, Lake $2,450,000.00 $6,082,433.00 5 2% 5%

10AGreater Eastern No. -

Gilliam, Morrow, Umatilla, Wheeler

$7,300,000.00 $22,988,800.00 10 7% 10%

10B Greater Eastern So. - Grant, Harney, Malheur $9,349,000.00 $35,989,000.00 5 9% 5%

11 Northeast - Baker, Union, Wallowa $3,371,631.00 $3,820,931.00 5 3% 5%

$104,615,520.00 $414,817,438.00 104 100% 100%

Region

Regional Infrastructure FundBreakdown of Submitted Requests for Information Forms

November 21, 2017 2

Project ActivityRIF $ Requested By

Project ActivityTotal Project Cost By

Project Activity

Number of RFI's by Project

Activity


Project Activity


Project ActivityConstruction $93,247,247.00 $324,676,059.00 79 89% 76%Equipment $2,196,979.00 $38,762,486.00 5 2% 5%Planning $2,246,294.00 $9,364,643.00 12 2% 12%Other $6,925,000.00 $42,014,250.00 8 7% 8%

$104,615,520.00 $414,817,438.00 104 100% 100%

Project CategoryRIF $ Requested By

CategoryTotal Project Cost By

CategoryNumber of

RFI's by Category


Category


CategoryInfrastructure $67,929,973.00 $191,289,867.00 54 65% 52%Transportation $13,318,049.00 $40,073,178.00 18 13% 17%Other $23,367,498.00 $183,454,393.00 32 22% 31%

$104,615,520.00 $414,817,438.00 104 100% 100%

Applicant TypeRIF $ Requested By

Applicant TypeTotal Project Cost By

Applicant Type

Number of RFI's by Applicant

Type


Applicant Type


Applicant TypeCity $80,756,072.00 $233,014,962.00 64 77% 62%County $11,282,256.00 $47,283,694.00 15 11% 14%Port $1,350,000.00 $12,135,000.00 4 1% 4%Other Public $4,381,234.00 $48,317,541.00 7 4% 7%Private $6,845,958.00 $74,066,241.00 14 7% 13%

$104,615,520.00 $414,817,438.00 104 100% 100%

No. Applicant Project NameAmount

Requested

Funds from Potential Applicant Other Funds

Total Project Cost Date Rec'd

RFI Complete (Basic

Review)? Notes

Date Forwarded

to LH Region RDO

1

OR NW Workforce Investment Board dba Northwest OR Works Advanced Textile Trianing $17,975 $77,000 $22,200 $117,175 10/30/2017 Yes 11/6/2017 01 North Coast Melanie Olson

1 Banks

Water System Upgrades, Parks, Woodman & Wilkes Looping Connections, Carsten Reservoir No. 2 Rehabilitation $1,700,000 $0 $0 $1,700,000 10/31/2017 No Letters of support not attached 11/6/2017

01 North Coast(04 Metro) Bryan Guiney

1 Forest Grove Backup Water Supply Connection $400,000 $50,000 $0 $450,000 10/31/2017 No Letters of support not attached 11/6/201701 North Coast(04 Metro) Bryan Guiney

1 Forest Grove Elm Street Industrial Extension $325,000 $0 $50,000 $375,000 10/31/2017 No Letters of support not attached 11/6/201701 North Coast(04 Metro) Bryan Guiney

1 Forest Grove Taylor Way Extension $700,000 $0 $0 $700,000 10/31/2017 No Letters of support not attached 11/6/201701 North Coast(04 Metro) Bryan Guiney

1 Creswell Bald Knob Industrial Rehabilitation $2,500,000 $0 $650,000 $3,150,000 10/31/2017 No Letters of support not attached 11/6/2017 02 So Vly/Mid-Coast Melissa Murphy1 Lane County Dillard Road Interchange Study $300,000 $0 $0 $300,000 10/31/2017 No Letters of support not attached 11/6/2017 02 So Vly/Mid-Coast Melissa Murphy

1 Linn-Benton CCAdvanced Transportation Technology Center $51,234 $4,933,867 $8,918,976 $13,904,077 10/27/2017 No Letters of support not attached 11/6/2017 02 So Vly/Mid-Coast Melissa Murphy

1 Linn-Benton CCMeeting Workforce Needs by Expanding Advanced Manufacturing Training $480,000 $8,933,464 $11,600,000 $21,013,464 10/31/2017 No Letters of support not attached 11/6/2017 02 So Vly/Mid-Coast Melissa Murphy

1 NewportBig Creek Dam Replacement Design and Construction $10,000,000 $20,000,000 $20,000,000 $50,000,000 10/30/2017 Yes 11/6/2017 02 So Vly/Mid-Coast Melissa Murphy

1 Veneta Middle Mile Fiber Connection $30,000 $30,000 10/18/2017 No Letters of support not attached 10/20/2017 02 So Vly/Mid-Coast Melissa Murphy1 Brookings Airport Access & Runway Extension Plan $40,000 $40,000 10/25/2017 Yes 10/27/2017 03 South Coast Sean Stevens

1 Brookings Airport Industrial Park Infrastructure Plan $50,000 $50,000 10/24/2017 Yes 10/27/2017 03 South Coast Sean Stevens1 Brookings North Brookings Sewer Extension $3,000,000 $3,000,000 10/24/2017 Yes 10/27/2017 03 South Coast Sean Stevens

1 Coos BayThe Hollering Place Redevelopment - Sea Wall Replacement $504,618 $10,580 $138,790 $653,988 10/31/2017 Yes 11/6/2017 03 South Coast Sean Stevens

1 Coquille Fire Station Expansion and Upgrade $1,930,519 $80,000 $900,000 $2,910,519 10/31/2017 No1. Letters of support not attached; 2. Region priorities not mentioned 11/6/2017 03 South Coast Sean Stevens

1 Douglas County Parks Dept Winchester Infrastructure Development $910,440 $1,150,000 $650,000 $2,710,440 10/31/2017 No Letters of support not attached 11/6/2017 03 South Coast Sean Stevens1 Port of Port Orford Seafood Center $500,000 $250,000 $6,000,000 $6,750,000 10/31/2017 No Letters of support not attached 11/6/2017 03 South Coast Sean Stevens1 Reedsport Multi-hazard Flood Resiliency Project $468,980 $468,980 10/25/2017 No Letters of support not attached 10/27/2017 03 South Coast Sean Stevens

1OR Resources Research & Education Center Fort Euchre Outdoor STEM School $500,000 $0 $800,400 $1,300,400 10/31/2017 No Region priorities not mentioned 11/6/2017

03 South Coast & 06 Southern

Sean Stevens &Marta Tarantsey

1 Beaverton Crescent Street & Plaza Improvements $229,389 $1,755,450 $0 $1,984,839 10/30/2017 No Letters of support not attached 11/6/2017 04 Metro Bryan Guiney1 Beaverton Western Avenue Improvement Project $750,000 $750,000 10/23/2017 Yes 10/27/2017 04 Metro Bryan Guiney

1 CanbyPioneer Industrial Park Access from OR99E $40,000 $40,000 $0 $80,000 10/31/2017 Yes 11/6/2017 04 Metro Bryan Guiney

Regional Infrastructure Fund - Requests for Information

1

Columbia Corridor Drainage Districts Joint Contracting Authority Levee Ready Columbia $167,314 $2,027,361 $4,493,555 $6,688,230 10/31/2017 Yes 11/6/2017 04 Metro Bryan Guiney

1Gresham Redevelopment Commission Rockwood Rising Redevelopment Project $500,000 $6,500,000 $51,000,000 $58,000,000 10/31/2017 No Letters of support not attached 11/6/2017 04 Metro Bryan Guiney

1 HillsboroTechnology Park Industrial Sanitary Sewer Line $300,000 $1,500,000 $3,000,000 $4,800,000 10/31/2017 Yes 11/6/2017 04 Metro Bryan Guiney

1 Lake OswegoLakeview Blvd Design Refinement and Reconstruction $2,978,000 $0 $0 $2,978,000 10/31/2017 No Letters of support not attached 11/6/2017 04 Metro Bryan Guiney

1 MilwaukieNorth Milwaukie Industrial Area: ODOT Site Acquisition $3,000,000 $50,000 $5,010,000 $8,060,000 10/31/2017 No Letters of support not attached 11/6/2017 04 Metro Bryan Guiney

1 Oregon City Molalla Avenue $500,000 $3,663,747 $3,821,632 $7,985,379 10/30/2017 Yes 11/6/2017 04 Metro Bryan Guiney1 Verde Let Us Build Cully Park $100,000 $0 $11,414,998 $11,514,998 10/31/2017 Yes 11/6/2017 04 Metro Bryan Guiney

1 WilsonvilleGarden Acres Road in the Coffee Creek Industrial Area $200,000 $2,637,000 $5,545,000 $8,382,000 10/30/2017 No Letters of support not attached 11/6/2017 04 Metro Bryan Guiney

1 AmityExpansion of UGB and Infrastructure Across Ash Swale $2,664,765 $0 $0 $2,664,765 10/31/2017 No Letters of support not attached 11/6/2017 05 Mid-Valley Dennie Houle

1 Carlton Wastewater Improvements Project $3,500,000 $500,000 $0 $4,000,000 10/31/2017 Yes 11/6/2017 05 Mid-Valley Dennie Houle

1 Chemeketa CCDiesel Technology Training Building Project $900,000 $500,000 $600,000 $2,000,000 10/31/2017 Yes 11/6/2017 05 Mid-Valley Dennie Houle

1 Dallas Project Indigo II $1,000,000 $0 $4,000,000 $5,000,000 10/31/2017 No Letters of support not attached 11/6/2017 05 Mid-Valley Dennie Houle1 Donald Wastewater Lagoon Expansion $1,620,000 $0 $0 $1,620,000 10/30/2017 No Letters of support not attached 11/6/2017 05 Mid-Valley Dennie Houle

1 Donald Water Source & Treatment Improvements $700,000 $0 $0 $700,000 10/30/2017 No Letters of support not attached 11/6/2017 05 Mid-Valley Dennie Houle

1 Gervais2018 Utility Master Plan Updates - Water, Wastewater, Storm Drain $75,000 $75,000 10/19/2017 Yes 10/20/2017 05 Mid-Valley Dennie Houle

1 LafayetteReplacement of Copper Laterals Due to Corrosion $400,000 $50,000 $0 $450,000 10/31/2017 Yes 11/6/2017 05 Mid-Valley Dennie Houle

1 LafayetteWater Transmission Intertie to McMinnville $2,000,000 $500,000 $0 $2,500,000 10/31/2017 Yes 11/6/2017 05 Mid-Valley Dennie Houle

1 Marion County Brooks/Hopmere Business Retention $712,960 $712,960 10/12/2017 Yes from LH 05 Mid-Valley Dennie Houle1 Marion County Detroit Area Marina Resiliency Project $650,000 $197,415 $177,290 $1,024,705 10/31/2017 No Letters of support not attached 11/6/2017 05 Mid-Valley Dennie Houle

1 Marion CountyNorth Santiam Joint Sewer Project Phase II $730,000 $200,000 $50,000 $980,000 10/31/2017 No Letters of support not attached 11/6/2017 05 Mid-Valley Dennie Houle

1 Marion County Santiam River Trail Phase 1 $500,000 $500,000 10/12/2017 Yes from LH 05 Mid-Valley Dennie Houle1 Marion County Santiam River Trail Phase 2 $2,500,000 $2,500,000 10/12/2017 Yes from LH 05 Mid-Valley Dennie Houle1 McMinnville Water & Light Fueling Station for Business Continuity $295,000 $885,000 $0 $1,180,000 10/31/2017 No Letters of support not attached 11/6/2017 05 Mid-Valley Dennie Houle

1Mountain West Career Technical Institute

Salem-Keizer Career Technical Education Center (CTEC) $100,000 $14,428,852 $2,330,000 $16,858,852 10/31/2017 Yes 11/6/2017 05 Mid-Valley Dennie Houle

1 Newberg Wynooski Road Sanitary Sewer Extension $250,000 $0 $551,000 $801,000 10/31/2017 No Region priorities not mentioned 11/6/2017 05 Mid-Valley Dennie Houle

1 Polk CountyLa Creole Orchards Water Storage for Irrigation $78,856 $10,000 $0 $88,856 10/27/2017 Yes 11/6/2017 05 Mid-Valley Dennie Houle

1 RedBuilt LLCLaminated Veneer Lumber (LVL) Press Installation $1,000,000 $1,000,000 $0 $2,000,000 11/1/2017 No Letters of support not attached 11/8/2017 05 Mid-Valley Dennie Houle

1 Riverside Orchards The Campus at Riverside Orchards $750,000 $2,500,000 $15,500,000 $18,750,000 10/31/2017 No Letters of support not attached 11/6/2017 05 Mid-Valley Dennie Houle

1 StaytonShaff Rd/Wilco Rd Intersection Improvements $2,500,000 $5,000,000 $0 $7,500,000 10/30/2017 No Letters of support not attached 11/6/2017 05 Mid-Valley Dennie Houle

1 Turner Downtown Re-development $1,000,000 $300,000 $200,000 $1,500,000 10/24/2017 No Letters of support not attached 11/8/2017 05 Mid-Valley Dennie Houle1 Turner Mill Creek Flood Mitigation Construction $1,500,000 $50,000 $950,000 $2,500,000 10/24/2017 No Letters of support not attached 11/8/2017 05 Mid-Valley Dennie Houle

1 Willamette Equities IncSheridan, OR, Viola Street and Fox Hollow Residential Water Drainage $650,000 $4,037,000 $0 $4,687,000 10/31/2017 Yes 11/6/2017 05 Mid-Valley Dennie Houle

1 Willamette Valley Vineyards Bernau Estate Winery & Vineyard $500,000 $5,500,000 $0 $6,000,000 10/31/2017 No Letters of support not attached 11/6/2017 05 Mid-Valley Dennie Houle

1 Willamina

6th Street Booster Station & Water Main to High School with Zone Pressure Upgrades $1,164,000 $40,000 $0 $1,204,000 10/31/2017 No Letters of support not attached 11/6/2017 05 Mid-Valley Dennie Houle

1 WoodburnSouthwest Industrial Area - Buttevile and OR219 Intersection $395,000 $25,000 $0 $420,000 10/31/2017 Yes 11/6/2017 05 Mid-Valley Dennie Houle

1 YamhillWater Transmission Line from Reservoirs to Town $4,000,000 $100,000 $100,000 $4,200,000 11/3/2017 No Letters of support not attached 11/8/2017 05 Mid-Valley Dennie Houle

1 Ashland Croman Mill Project $100,000 $0 $250,000 $350,000 10/31/2017 No Letters of support not attached 11/6/2017 06 Southern Marta Tarantsey1 Ashland Railroad Property Redevelopment $50,000 $25,000 $25,000 $100,000 10/31/2017 No Letters of support not attached 11/6/2017 06 Southern Marta Tarantsey

1 Butte Creek Mill Foundation Butte Creek Mill Restoration $200,000 $0 $2,400,000 $2,600,000 10/31/2017 Yes 11/6/2017 06 Southern Marta Tarantsey

1 Gold Hill Whitewater CenterWhitewater Park / Venue for 2028 Olympic Games $185,000 $2,000 $18,000 $205,000 10/31/2017 No Letters of support not attached 11/6/2017 06 Southern Marta Tarantsey

1 Grants PassSpalding Industrial Park Water Infrastructure Improvements $1,000,000 $482,000 $4,494,000 $5,976,000 10/31/2017 No Letters of support not attached 11/6/2017 06 Southern Marta Tarantsey

1 Cascade Locks Gorge Bike Hub $107,700 $67,300 $125,000 $300,000 10/30/2017 no Letters of support not attached 11/6/2017 07 North Central Carolyn Meece1 Dufur Wastewater System Improvements $4,403,000 $0 $0 $4,403,000 10/31/2017 No Letters of support not attached 11/6/2017 07 North Central Carolyn Meece1 Dufur Water System Improvements $2,000,000 $318,700 $0 $2,318,700 10/31/2017 No Letters of support not attached 11/6/2017 07 North Central Carolyn Meece1 Frontier TeleNet FTN & Q-Life Broadband Interconnect $1,600,000 $0 $0 $1,600,000 10/31/2017 No Letters of support not attached 11/6/2017 07 North Central Carolyn Meece1 Maupin Fiber Network $500,000 $5,000 $529,891 $1,034,891 10/31/2017 No Letters of support not attached 11/6/2017 07 North Central Carolyn Meece

1 Port of Hood River Lot 1 Development Anchor Way Extension $550,000 $3,735,000 $250,000 $4,535,000 10/31/2017 No Letters of support not attached 11/6/2017 07 North Central Carolyn Meece

1 Port of Hood RiverLower Mill Redevelopment Site Water Utility Improvement $200,000 $250,000 $0 $450,000 10/31/2017 No Letters of support not attached 11/6/2017 07 North Central Carolyn Meece

1Q-Life Intergovernmental Agency

Cascadia Internet East Route Interconnection $150,000 $0 $0 $150,000 10/31/2017 No Letters of support not attached 11/6/2017 07 North Central Carolyn Meece

1Confederated Tribes of Warm Springs Industrial Park Wastewater Project $1,135,669 $283,917 $0 $1,419,586 10/30/2017 No Letters of support not attached 11/6/2017 08 Central Tom Rowley

1 Culver Stormwater Project - South Iris Lane $471,000 $471,000 10/20/2017 No Letters of support not attached 10/27/2017 08 Central Tom Rowley1 Madras Hess Street Industrial Sewer Project $160,700 $10,000 $10,000 $180,700 10/31/2017 Yes 11/6/2017 08 Central Tom Rowley

1 MadrasIndustrial Zone Street Rehabilitation (Conroy and East) $440,000 $40,000 $0 $480,000 10/31/2017 Yes 11/6/2017 08 Central Tom Rowley

1 Madras North Madras Sewer Project $1,685,000 $185,000 $0 $1,870,000 10/31/2017 Yes 11/6/2017 08 Central Tom Rowley

1 OSU CascadesCascades Bioscience Incubator (CBI) Project $647,770 $0 $1,080,000 $1,727,770 10/31/2017 No Letters of support not attached 11/6/2017 08 Central Tom Rowley

1 Redmond South Industrial Area Water Pump Station $1,250,000 $1,250,000 $0 $2,500,000 10/31/2017 Yes 11/6/2017 08 Central Tom Rowley

1 Klamath FallsBrett Way Road Extension - Utility System Upgrades $1,000,000 $530,000 $30,000 $1,560,000 10/31/2017 No Letters of support not attached 11/6/2017 09 South Central Larry Holzgang

1 Lake County Airport Utilities $150,000 $15,000 $0 $165,000 10/30/2017 No Letters of support not attached 11/6/2017 09 South Central Larry Holzgang1 Lake County Fairgrounds Master Plan $75,000 $7,433 $0 $82,433 10/31/2017 No Letters of support not attached 11/6/2017 09 South Central Larry Holzgang

1 LakeviewBullard Canyon Spring Line Repair & Micro-Hydroelectric Project $225,000 $50,000 $0 $275,000 10/31/2017 No Letters of support not attached 11/6/2017 09 South Central Larry Holzgang

1South Central OR Economic Development District Lake County Broadband Project $1,000,000 $50,000 $2,950,000 $4,000,000 10/31/2017 No Letters of support not attached 11/6/2017 09 South Central Larry Holzgang

1 AdamsPublic Works Shop and Meeting/Event Space $100,000 $100,000 10/25/2017 No Letters of support not attached 10/27/2017 10A Greater Eastern Melisa Drugge

1 Arlington Municipal Airport Paving Project $1,360,000 $140,000 $200,000 $1,700,000 10/30/2017 No Letters of support not attached 11/6/2017 10A Greater Eastern Melisa Drugge1 Blue Mountain CC FARM Phase II Project $200,000 $5,000,000 $450,000 $5,650,000 10/31/2017 Yes 11/6/2017 10A Greater Eastern Melisa Drugge1 Hermiston Sewer Bottleneck $400,000 $400,000 10/3/2017 No Letters of support not attached 10/6/2017 10A Greater Eastern Melisa Drugge

1Housing Authority of County of Umatilla Patriot Heights $3,000,000 $0 $7,100,000 $10,100,000 10/31/2017 No Letters of support not attached 11/6/2017 10A Greater Eastern Melisa Drugge

1 Milton-Freewater Wine Incubator/Accelerator $1,500,000 $100,000 $0 $1,600,000 10/31/2017 Yes 11/6/2017 10A Greater Eastern Melisa Drugge1 Pendleton UAS Test Range Hanger Project $200,000 $446,900 $1,346,900 $1,993,800 11/1/2017 No Letters of support not attached 11/6/2017 10A Greater Eastern Melisa Drugge1 Port of Morrow Artificial Recharge Project $100,000 $300,000 $0 $400,000 10/31/2017 No Letters of support not attached 11/6/2017 10A Greater Eastern Melisa Drugge1 Umatilla Central Park Water Re-use Project $400,000 $150,000 $70,000 $620,000 10/30/2017 Yes 11/6/2017 10A Greater Eastern Melisa Drugge

1

Willow Creek Valley Economic Development Group (WCVEDG) Workforce Housing $40,000 $250,000 $135,000 $425,000 11/1/2017 Yes 11/6/2017 10A Greater Eastern Melisa Drugge

1 Harney County "Value Added" Manufacturing Facility $1,000,000 $100,000 $0 $1,100,000 10/27/2017 No Letters of support not attached 11/6/2017 10B Greater Eastern Scott Fairley

1 Harney CountyMusic, Arts, and Performing Arts Auditorium Building $75,000 $20,000 $0 $95,000 10/31/2017 No Letters of support not attached 11/6/2017 10B Greater Eastern Scott Fairley

1 Hines Water System Improvements $7,199,000 $0 $0 $7,199,000 10/31/2017 Yes 11/6/2017 10B Greater Eastern Scott Fairley

1 John DayOregon Pine Redevelopment / John Day Innovation Gateway $975,000 $520,000 $0 $1,495,000 10/30/2017 Yes 11/6/2017 10B Greater Eastern Melisa Drugge

1Malheur County Economic Development Project FFM $100,000 $0 $26,000,000 $26,100,000 10/31/2017 Yes 11/6/2017 10B Greater Eastern Scott Fairley

1 Adelsberger Enterprises LLC The Gardens of La Grande $1,500,000 $1,500,000 10/26/2017 Yes 10/27/2017 11 Northeast Brian McDowell

1 Baker City Elkhorn View Industrial Park Development $200,371 $0 $10,000 $210,371 10/31/2017 Yes 11/6/2017 11 Northeast Brian McDowell

1 JosephIndustrial Lands Water and Sewer Extension $631,260 $0 $0 $631,260 11/1/2017 No Letters of support not attached 11/6/2017 11 Northeast Brian McDowell

1 La Grande IGNITE E-Center Project $540,000 $0 $115,000 $655,000 10/31/2017 Yes 11/6/2017 11 Northeast Brian McDowell1 Union County Buam Industrial Park Paving Project $500,000 $24,300 $300,000 $824,300 10/31/2017 Yes 11/6/2017 11 Northeast Brian McDowell

104 Total Rec'd $104,615,520 $103,839,286 $205,947,632 $413,338,138 Total Requested

Business Oregon Rec'd 10/31/2017

1

KARNOWSKI Mari * BIZ

From: Kitty Bunten <[email protected]>Sent: Tuesday, October 31, 2017 2:30 PMTo: Regional InfrastructureFund * BIZCc: CAMPBELL Alex * GOV; David Brock SmithSubject: RFIAttachments: 10311700.PDF

Please find attached our RFI form. If additional information or clarification is needed please let us know and we will respond post haste. Sincerely, Kitty B. -- M. Kathleen "Kitty" Root-Bunten, Executive Director Oregon Resources Research Education Center 94235 Moore Street, Ste 127 Gold Beach, OR 97444 Office 541-425-5488 Fax 541-425-5288 [email protected] www.ORREC.ORG

“ I like to believe that there are...always possibilities.” Admiral James T. Kirk

This transmission, together with any attachments, is intended only for the use of those to whom it is addressed and may contain information that is privileged, confidential, and exempt from disclosure under applicable law. If you are not the intended recipient, you are hereby notified that any distribution or copying of this transmission is strictly prohibited. If you received this transmission in error, please notify the original sender immediately and delete this message, along with any attachments.

RRequest for Information Form

Section 1 A: Potential Applicant

Section 1 B: Project Contact

Section 1 C: Project Overview

[email protected]

Or to: Business Oregon - Regional Infrastructure Fund 775 SUMMER ST NE STE 200 - SALEM OR 97301-1280 Deadline: Oct 31 2017 by 5 pm

City

City of Brookings

898 Elk Drive, Brookings, OR 97415 same

541 469 1101 www.brookings.or.us

Gary Milliman City Manager

541 469 1101 [email protected]

Brookings Airport Access and Runway Extension Plan

South Coast-Umpqua Regional Priorities

✔ Access to Natural Resources, Support of Natural Resource Economy, and Active Forestry Management on O&C Timber Lands Business Retention, Expansion, and Creation • Workforce training • Regulatory streamlining, technical assistance o Population retention • Enhance Marine, Rail, and Telecommunication Infrastructure • Build on Recreation Economy • Alternative Energy Development • Community Resilience

✔

Near the intersection of Parkview Drive and Airport Road; at the northwest end of the Brookings Airport runway.

City of Brookings, South Coast Lumber Company, South Coast Development Council, Brookings Harbor Chamber of Commerce

Section 1 D: Estimated Funding Request

40,000

$ 40,000

10/05/17 Century West Engineering

12/01/17 04/30/18

Section 1 E: Project Description

Section 1 F: Background Information For Design and/or Construction Projects

The main access road for the Brookings Airport and an adjacent undeveloped 18-acre parcel zoned for light industrial development is located in part within the airport Runway Protection Zone (RPZ). This same road is utilized by South Coast Lumber Company for access to its forest lands adjacent to the airport (this access has been used without impairment for many decades). Additionally, the length of the runway is 2,900 feet; lengthening the runway to 3,000-3,500 feet is needed to accomodate larger multi-engine aircraft, which would provide an opportunity to attract aircraft maintenance and repair business to the airport. Lengthening the runway is also needed to accomodate larger aircraft that would provide supplies and equipment to the area in the event of an emergency, such as a Cascadia event. This study would evaluate lengthening both ends of the runway.

The Transportation System Plan approved by the Brookings City Council on September 25, 2017, calls for the construction of a "cut and cover" tunnel through the Runway Protection Zone to provide a physical barrier separating air and road traffic. This tunnel could also accomodate the construction of a runway extension. Thus, two major impediments to the further development of the airport and adjacent industrial lands would be resolved. Further, the tunnel construction would also resolve Federal Aviation Administration concerns related to the use of the road for access to forest lands owned by South Coast Lumber Company.

May 2017

The South Coast Development Council, Inc. 50 Central Ave., Suite A | Coos Bay, OR 97420 | 541-266-9753 | www.scdcinc.org

Sponsor Investors Bandon Dunes Golf Resort Bay Area Hospital City of Brookings City of Coos Bay City of North Bend Coos County

Curry County Jordan Cove Energy Oregon Interna onal Port of Coos Bay Southwest Oregon Regional Airport

The South Coast Development Council’s mission is to promote and support businesses that provide quality jobs through responsible development on Oregon’s South Coast.

October 18, 2017

Gary Milliman City of Brookings 898 Elk Drive Brookings, OR 97415

RE: Brookings Airport Access and Runway Extension Plan

Mr. Milliman,

On behalf of the South Coast Development Council (SCDC) and its Board of Directors, we would like to show support for the Brookings Airport Access and Runway Extension Plan located in Brookings, Oregon. The SCDC exists to “promote and support businesses” in Coos, Curry, coastal Douglas, and coastal Lane coun es. The City of Brookings has goals that closely align with both our mission and vision in helping build the economy of the region. The Brookings Airport Access and Runway Extension Plan project will further strengthen the City of Brookings as a regional asset and further help promote the areas traded sector by providing addi onal aircra to land in the local area instead of a several hours drive to the nearest regional airport. Once this project is complete, it will allow for current local traded sector businesses to expand the size of their opera on, and provide much needed access to a community focused on building their tourism industry. It will also provide access to organiza ons looking for a quicker access to air travel op ons. It will also resolve previous concerns by the FAA regarding the use of the road for access to forest lands. The SCDC believes this investment on the infrastructure will reap rewards for both the state and region in years to come and we are enthusias c to support this project. Thank you for your con nued investment and support in our community. Sincerely,

Samuel Baugh Execu ve director SCDC 50 Central Ave Coos Bay, OR, 97420

The Brookings City Council, which also serves as the Brookings Urban Renewal Agency, voted October 23, 2017, to support the submission of three projects in response to the Request for Information solicitation from Business Oregon.

The North Brookings Sewer Extension project would provide sewer service to support the construction of up to 1,000 new residential units, expansion of the Southwestern Oregon Community College Curry Campus and support further development of industrial properties located in the vicinity of Highway 101 and Carpenterville Road.

The Brookings Housing Needs Assessment completed this month by the South Coast Development Council included the following key findings:

The Brookings Harbor area can absorb up to 80 new owner-occupied home salesannually, including up to 64 homes in the $140-300,000 price range.There is strong potential for the area to absorb significant new housing in the $200-400,000 range. Realtors interviewed for the report consistently and unanimouslyindicated a high level of demand for new homes in the $225-325,000 range.The area can support an additional 113 market-rate rental units targeted to moderateand high-income households.Future demand for age-restricted market-rate rentals targeted to older adults is 112additional units.There is a need for 452 additional subsidized rental units.

In summary, the City of Brookings is experiencing a housing shortage. The North Brookings Sewer Extension is needed to facilitate the development of needed affordable housing. The lack of affordable housing is suppressing job growth. The City has approved the detailed development plan for the Lone Ranch housing project. The property owner is currently preparing the land for development. Assistance is needed with the cost of sewer infrastructure.

The Curry Campus of Southwestern Oregon Community College opened in 2012 and has been served with a sewage holding tank since that time. This was intended as a temporary measure. The College cannot expand without sewer service and the cost of servicing the holding tank is diverting funds from other education purposes.

The Brookings Airport Access and Runway Extension Plan will address two impairments to the further development of the Brookings Airport and adjacent industrial lands. Vehicles travelling to the airport and adjacent industrial land must now pass through the airport runway safety area. The Federal Aviation Administration has imposed restrictions on the use of the road for non-airport dependent vehicle traffic, impairing the ability to develop the 18-acre industrial park site. The City of Brookings Transportation System Plan, adopted in September 2017, calls

for the development of a “tunnel” at the end of the runway that would provide a physical separation between air and ground transportation systems through the runway safety area.

The TSP also suggests that this “tunnel” could also serve as a support structure for a runway extension needed to accommodate larger aircraft.

The Brookings Airport Industrial Park Infrastructure Plan would identify infrastructure needs for the development of an industrial park on 18 acres of vacant land adjacent to the Brookings Airport. The City and the U.S. Economic Development Administration partnered in a $2.7 million water and sewer infrastructure project to bring basic service to this site. A plan for developing roads and utility service extensions to the site is now needed.

Thank you for considering these projects for funding through the Regional Infrastructure Fund.

Sincerely,

Cc: City Manager City Council Alex Campbell, Regional Solutions

Thank you, Gary. In reviewing the RFI, I noticed a couple missing items:page 2 – Project Location is blankpage 4 – Section 1F is also blank

If you would you like to complete those and re-submit, I’ll hold off forwarding to Regional Solutions folks. Just let me know. Thanks,Mari

Good Afternoon, Gary, Thank you for submitting Regional Infrastructure Fund Request for Information Forms for the following potential projects for the City of Brookings:

North Brookings Sewer ExtensionAirport Industrial Park Infrastructure Plan.

An RFI for the Brookings Airport Access and Runway Extension Plan was not attached, as far as I could tell. Letters of support were attached for all three projects; I will be on the lookout foradditional letters of support, as mentioned in your email. Project information will be reviewed by Regional Solutions Advisory Committees and some potential projects may be previewed to the Legislature at an informational hearing in February 2018. If you have any questions, please contact your Regional Solutions Coordinator. Sincerely,

Mari KarnowskiAdministrative Assistant

Business Oregon | www.oregon4biz.com503-986-0157 office





[email protected]


City

City of Brookings





Brookings Airport Industrial Park Infrastructure Plan


Access to Natural Resources, Support of Natural Resource Economy, and Active Forestry Management on O&C Timber Lands Business Retention, Expansion, and Creation • Workforce training • Regulatory streamlining, technical assistance o Population retention • Enhance Marine, Rail, and Telecommunication Infrastructure • Build on Recreation Economy • Alternative Energy Development • Community Resilience

✔

End of Parkview Drive, Brookings, Curry County

City of Brookings, Cal Ore Life Flight, South Coast Development Council, Brookings Harbor Chamber of Commerce


50,000

$ 50,000

09/28/17 Paul Stevens

open open



Approximately 18 acres of undeveloped land zoned for light industrial use is located adjacent to the Brookings Airport. The property is currently owned by Curry County and a purchase/sale transaction with the City of Brookings is in progress. The City completed the construction of $2.7 million in water and sewer infrastructure improvements to serve this site and the adjacent airport in September 2017; the City received $1.1 million from the U.S. Economic Development Administration for the water/sewer project. The geography of the proposed development site is irregular. the site cannot be effectively marketed without an infrastructure plan and a site plan indicating potential building pad locations. There is a severe shortage of land zoned for light industrial use in the Brookings area.

Development of a site plan and infrastructure plan for the 18 acres of undeveloped property zoned for light industrial development. This would be a project feasibility and preliminary engineering report.





October 2, 2017


RE: Brookings Airport Industrial Park Infrastructure Plan

Mr. Milliman,

On behalf of the South Coast Development Council (SCDC) and its Board of Directors, we would like to show support for the Airport Industrial Park Infrastructure Plan located in Brookings Oregon. The SCDC exists to “promote and support businesses” in Coos, Curry, coastal Douglas, and coastal Lane coun es. The City of Brookings has goals that closely align with both our mission and vision in helping build the economy of the region. The Brookings Airport Industrial Park Infrastructure project will further strengthen the City of Brookings as a regional asset and further help build the areas traded sector businesses and available industrial lands for development. Once this project is complete, it will allow for addi onal light industrial use. This will help the economic growth of the city, county, and region. To build out an infrastructure plan would increase the success rate drama cally. It would also solve the problem of the shortage of proper es zoned for light industrial. The SCDC believes this investment on the infrastructure will reap rewards for both the state and region in years to come and we enthusias cally support this project. Thank you for your con nued investment and support in our community. Sincerely,






Sincerely,






[email protected]


City

City of Brookings





North Brookings Sewer Extension



✔

Various segments in the City of Brookings, Curry County

City of Brookings, Southwestern Oregon Community College, South Coast Development Council, U.S. Borax.


3,000,000

City of Brookings System Development Charges

Funding from Regional Infrastructure Fund could be reimbursed over time from SDC revenues.

$ 3,000,000

August 2015 The Dyer Partnership

open open



The City approved the Lone Ranch development plan in 2007 on some 500 acres of land owned by the U.S. Borax Corporation. The plan includes up to 1,000 new housing units, a community college and small retail. City water is available to the site. Sewer system improvements are needed within the City's existing collection system and a sewer main extension is needed for the development to move forward. An October 2017 Housing Needs Assessment identified the need for over 80 new owner-occupied homes annually, over 100 market rental units and over 450 subsidized rental units. In addition to the Lone Ranch project, there would be other beneficiaries of the project including the South Coast Lumber Company mill and several adjacent industrially-zone underutilized parcels (total industrial lands not served is 243 acres). Southwestern Oregon Community College developed a facility in the Lone Ranch project area in 2012 and has been utilizing a "temporary" system for sewage collection for the past five years; they are unable to expand. There is a shortage of housing in the area and this shortage is an impairment to economic growth. Funding is needed for the sewer main improvements.

Funding is needed for design and construction of the sewer main improvements. The City will be collecting System Development Charges from new sewer users as they connect to the sewer system, and these funds could be used to reimburse the Infrastructure Fund. Funding would assist in the development of affordable housing units by reducing infrastructure costs to the developer. Project will open new residential development area to meet the community housing needs, facilitate expansion of the Community College, and make industrially-zone lands available for a higher level of intensity of development thus facilitating job creation..

August 2015





October 2, 2017


RE: Lone Ranch Infrastructure

Mr. Milliman,

On behalf of the South Coast Development Council (SCDC) and its Board of Directors, we would like to show support for the Lone Ranch Project located in Brookings Oregon. The SCDC exists to “promote and support businesses” in Coos, Curry, coastal Douglas, and coastal Lane coun es. The City of Brookings has goals that closely align with both our mission and vision in helping build the economy of the region. The Lone Ranch Infrastructure project will further strengthen the City of Brookings as a regional asset and further help promote the areas traded sector businesses and available industrial as well as residen al sites for development. Once this project is complete, it will allow for current local traded sector businesses to expand the size of their opera on, and provide much needed addi onal housing units to a ract workers. An increase in the sewer and water capacity in the Lone Ranch area will create opportuni es to en ce larger workforces and increase the economic stability of the city, county, and region. The SCDC believes this investment on the infrastructure will reap rewards for both the state and region in years to come and we enthusias cally support this project. Thank you for your con nued investment and support in our community. Sincerely,






Sincerely,


BROOKINGS HOUSING NEEDS

ASSESSMENT South Coast Development Council, Inc.

October 2017

A Study of the Current Housing Needs for the Brookings-Harbor Community


P a g e | 1 Sponsor Investors

Bandon Dunes Golf Resort Bay Area Hospital City of Brookings City of Coos Bay City of North Bend Coos County Curry County Jordan Cove Energy Oregon Interna onal Port of Coos Bay Southwest Oregon Regional Airport


Execu ve Summary

The South Coast Development Council, Inc. (SCDC) is a non-profit economic development organiza on who works for the economic growth, development, and prosperity of Oregon’s South Coast region.

This housing analysis was commissioned by the City of Brookings in order to assess the overall current housing needs of the city, especially as they relate to developing new residen al housing units in the area.

This report contains the projected housing needs for Brookings-Harbor over the next 8 years in the various housing ranges, with a focus on workforce housing.

The informa on contained in this report is intended to be used by the City of Brookings for the

purpose of facilita ng future housing development and economic growth.

Key Findings: i. The study area can absorb up to 80 new owner-occupied home sales annually, including up

to 64 homes in the $140,000 – $300,000 sales price range. ii. There is strong poten al for the study area to absorb significant new housing in the $200,000 –

$400,000 range. Realtors interviewed for this report consistently and unanimously indicated a high level of demand for new homes in the $225,000 – $325,000 range.

iii. The study area can support an addi onal 113 market-rate rental units targeted to moderate- and high-income households.

iv. Future demand for age-restricted market-rate rentals targeted to older adults is 112 addi onal units.

v. There is a need for 452 addi onal subsidized rental units within the study area.




Table of Contents

Section I A. Introduction 5 B. Establishment of the Primary Market Area 7 C. Research Methodology 9 D. Analysis of Prior Housing Studies 9

Section II

E. Analysis of Demographic Data 10

i. Population Characteristics 10

ii. Household Demographics and Housing Units 12

iii. Socioeconomic Considerations 14

iv. Economic Conditions 16

v. Migration Evaluation 23

Section III

F. Evaluation of Existing Housing Supply 25

i. Overview of the Study Area For-Sale and For-Rent Housing 25

ii. Conventional Apartments 27

iii. Single-Family Homes and For-Sale Alternatives 28

iv. Vacant Land Available for Residential Development 33

v. Vacation Rental Market Share 34

vi. Residential Development Since 2006 35

Section IV

G. Site Specific Analysis 40

i. Site Description 40

ii. Zoning Regulations and Permitted Land Uses 40

iii. Site Constraints 41

iv. Current Infrastructure and Improvements Needed 41

H. Competitive Market/Housing Demand Analysis – 2017 41

i. Determination of Income Eligibility 42

ii. Demand Evaluation 42

iii. Workforce/Affordable Housing 44

iv. Market-Rate Rental Housing 44

v. Subsidized Rental Housing Market Demand 45

vi. For-Sale Housing 45

Section V

I. Conclusions and Recommendations 48




List of Data Tables and Graphs

Section I A-1. Summary of Proposed Development Options 6

Section II

E-1. Population and Household Trends, 97415 and Curry County 10 E-2. Curry County, Population by Age Group (Table) 10 E-3. Curry County, Population by Age Group (Graph) 11 E-4. 97415 Population by Age Group 11 E-5. Curry County Population Growth, Age 55 and Older 12 E-6. Housing Units and Households by Tenure, 97415 12 E-7. Household Tenure, 97415 13 E-8. 97415 Tenure by Household Size, Owner Occupied 13 E-9. 97415 Tenure by Household Size, Renter Occupied 13 E-10. Distribution of Households by Income, 97415 14 E-11. Median Income Levels, 97415 14 E-12. Percentage of Households at Specified Income Levels 15 E-13. Total Employees by Industry, Brookings 17 E-14. Workforce Participation and Unemployment Rates 19 E-15. Educational Attainment of Workforce 19 E-16. Unemployment – Oregon, Curry County, and Brookings 20 E-17. Unemployment Statistics – Oregon, Curry County, and Brookings 20 E-18. Means of Transportation 21 E-19. Place of Work 21 E-20. Travel Time to Work 21 E-21. Curry County Vital Statistics – Birth, Death, and Net Migration Rates 1980-2050 23

Section III

F-1. Distribution of Housing Stock, 97415 25 F-2. Housing Units by Year of Construction, 97415 and Curry County 25 F-3. Household Size by Tenure, 97415 26 F-4. Estimated Rental Housing Costs, 97415 27 F-5. Summary of Conventional Housing Units Surveyed, 97415 27 F-6. Housing Units by Housing Type, Curry County 28 F-7. Housing Units by Housing Type, 97415 28 F-8. Owner-Occupied Housing Units by Value, 97415 (2010 Census) 29 F-9. Owner-Occupied Housing Units by Value, 97415 (2017 Estimates) 29 F-10. Summary of RMLS Current Listings, Within the Brookings City Limits 30 F-11. Summary of RMLS Current Listings, Remainder of the 97415-Zip Code 30 F-12. Number of Homes Sold and Median Sales Price, 97415 31 F-13. Summary of RMLS Total and Sold Listings, 97415 31




F-14. Cost Burden for Renter-Occupied Housing by Income Range, 97415 32 F-15. Cost Burden for Owner-Occupied Housing by Income Range, 97415 32 F-16. Summary of Vacation Rental Market Share 34 F-17. Vacation Rentals, Property Details and Anticipated Owner Revenue, 97415 34 F-18. Brookings Area New Home Construction Listed on RMLS 35 F-19. Residential Building Permits, City of Brookings 39

Section IV

H-1. Income Levels Required for Affordability 43 H-2. Estimate of Market-Rate Housing Units Needed 44 H-3. Estimate of Subsidized Rental Housing Units Needed 45 H-4. Summary of Demand Evaluation for New For-Sale Housing 46

List of Maps

Section I 1-B. 97415-Zip Code Outline and City of Brookings City Limits 7 2-B. City of Brookings Urban Growth Boundary 8 3-B. Rio Tinto / US Borax Site 8

Section II

1-E. Primary Employers, Within 97415 18 2-E. Primary Employers, Outside of 97415 18 3-E. Inflow / Outflow of Jobs, 97415 22 4-E. Total Net Migration Flows, Curry County 24

Section III

1-F. Vacant Land Zoned for Residential (Google Interactive) 33 2-F. Residential Development Since 2006 (Google Interactive) 35 3-F. Residential Development Since 2006, Detailed (Google Interactive) 36 4-F. New Residential Developments, Relative to Rio Tinto / US Borax Site 37 5-F New Residential Development, 4th and Alderwood 37 6-F. New Residential Development, Crown Terrace 38




Sec on I

A. Introduc on This housing analysis was commissioned by the City of Brookings in order to assess the overall current housing needs of the city, especially as they relate to developing new residen al housing units in the future. Accordingly, this analysis measures current shortages, future employment growth, and popula on trends, in order to an cipate the amount, type, and features of that housing most in need, both now in 2017 and in the future to the year 2025. The focus of this report is the 97415-zip code, which is divided between the Brookings city limits, and the unincorporated por ons of Curry County, including the community of Harbor (Please see Map 1-B on page 7). This analysis does not address the causes of current housing deficiencies/shortages or what strategies and/or policies the City of Brookings or Curry County might employ to create a healthier, more socially responsive housing market. So, homelessness, housing quality, housing mobility (or lack thereof), land supplies, and sub-standard housing are not addressed in this report, except in passing. Instead, here the focus is on providing a data base to es mate the current and future demand for new housing development in the 97415-zip code area. Poten al developers need to know the es mated demand for various types of housing they might construct. The market area of this study is small, so preferred loca ons for new development are not considered relevant. A notable excep on to this is view housing, especially ocean view, for which there is considerable demand and substan al cost premiums. However, the type or nature of development demand is crucial. This study a empts to an cipate the current and future demand for various types of Single Family Dwellings (SFD’s), Mul -Family Dwellings (more than 3 DU’s), and government-subsidized housing, as well as more general market forces tending towards duplexes and condos. This study also considers the historic levels of housing demand and how those affect today’s market. For this review, SCDC is providing:

Iden fica on of the study area where we have analyzed the support poten al for new residen al for-rent and for-sale development(s).

A demographic analysis of current and projected popula on and household trends, as well as household income data.

An in-person and windshield survey and analysis of the overall rental market condi ons within the study area. Analysis of planned and proposed rental and for-sale projects within the study area. Review of owner-occupied mul -family housing in the area. Analysis of rental and owner-occupied dwelling units within the market to evaluate occupancy rates, property

values, and rental rates, as well as current and projected demand for dwelling unit sizes, bedrooms and bathrooms.

The results of interviews with three experienced realtors and two property management companies, all of whom primarily serve the 97415-zip code.

Determina on of achievable market rents. Projected absorp on rates for various development scenarios in the subject area.

In evalua ng demand, conceptual unit designs have been considered for development analysis purposes. These units will be u lized to assess mee ng new housing construc on needs. The rental units being considered for poten al development within the Brookings market include mul -unit apartment buildings, either one- or two-story, low income/subsidized rental housing, and duplexes.




The new development conceptual units proposed for-sale will include only single-family homes and condominiums. Conceptual “New Construc on” Housing Models were established for the following types of housing products:

Mul -Family Rental Units Two-Family Rental Units (Duplexes) Fee Simple Condominiums For-Sale Units Single Family Home For-Sale Units

These examples were created in order to provide specific informa on rela ve to the projected market prices associated with new construc on housing, in the proposed project area. The informa on derived from this effort allows us to realis cally project the price points of new housing for both rental and for-sale housing in the project area, and the likely absorp on rates during the period of 2018-2025. Our analysis does not a empt to iden fy the likely final construc on costs for the project area, as these costs may vary widely due to the unknown inherent land values of the project area, as well as the uncertain costs associated with extending road, water, sewer, and other infrastructure to and through the undeveloped (or underdeveloped) areas of the 97415-zip code. Following is the specific informa on applicable to the conceptual new construc on housing examples used in connec on with this study. Assumed new construc on of rental units would include: a one-bedroom with approx. 750 square feet, a two-bedroom unit with approx. 900 square feet, and a three-bedroom unit with approx. 1,100 square feet. A two-bedroom/2.5-bathroom condominium unit will include 1,000 square feet. The three-bedroom/two-bathroom single-family home will feature 1,600 square feet of living space with an a ached two-car garage. The two-family rental duplexes will include one unit of one-bedroom/1.5-bathroom of approx. 750 square feet, and a two-bedroom/two-bathroom unit of approx. 1,000 square feet with a two-car garage in between. A three-family rental triplex will include a one-bedroom/1.5-bathroom unit with 750 square feet, a two-bedroom/two-bathroom 1,000 square foot unit, and a three-bedroom/two-bathroom 1,100 square foot unit, with a double car garage on one side and a one-car garage on the other side. Table A-1. Following is a summary of the proposed new construc on development “conceptual home” op ons considered later in this report:

Unit Size Unit Style Square Feet Housing Type Building Style 1-bed, 1-bath Rental Apartment 750 Rental 4 – 20 Units 2-bed, 1-bath Rental Apartment 900 Rental 4 – 20 Units 3-bed, 2-bath Rental Apartment 1,100 Rental 4 – 20 Units

2-bed, 2.5-bath Condominium (Sale) 1,000 For-Sale 4-Unit Two-Story 3-bed, 2-bath House (Sale) 1,600 Fee-Simple/For-Sale Single-Family

1-bed, 1.5-bath Rental Duplex 750 Rental Duplex 2-bed, 2-bath Rental Duplex 1,000 Rental Duplex

1-bed, 1.5-bath Rental Triplex 750 Rental Triplex 2-bed, 2-bath Rental Triplex 1,000 Rental Triplex 3-bed, 2-bath Rental Triplex 1,100 Rental Triplex

Various Subsidized Rental 500 – 1,100 Rental 20 – 100 Units Source: SCDC We will conclude our analysis by providing present-day demand es mates for poten al development alterna ves in the study area.




B. Establishment of the Primary Market Area The Primary Market Area is defined as the smallest geographic area expected to generate most of the support for a possible future housing development. The determined market area for this study includes the City of Brookings, as well as the urban growth boundary, the unincorporated community of Harbor, and the surrounding areas within a reasonable commu ng distance. For the purpose of this study, the extended primary market area incorporates the broad range of the 97415-zip code, which covers roughly 400 square miles. It should be noted however, as reported by area realtors and property managers, that many buyers and renters coming into the area actually work in California, (Please see Map 3-E on page 22). Within the 97415-zip code, there are two dis nct geographic areas divided by the Chetco River. To the south of the Brookings city limits is the unincorporated area known as Harbor, or Brookings-Harbor. To the north and east of the city limits lies the majority of the 97415-zip code area. While the majority of the popula on of Curry County resides within the Brookings-Harbor area and within the urban growth boundary, the land area of the 97415-zip code is quite large. We have evaluated the study area consis ng of the 97415-zip code from which support for the new residen al development in this area is expected to originate. However, housing demand in this zip code is impacted to a growing degree, by employment opportuni es and growth in the 95567-zip code of Northern California, including Pelican Bay, Smith River, and even to some degree, Crescent City. Maps of the study area and project area, are as follows. Map 1-B. 97415-Zip Code Outline and City of Brookings City Limits:

Source: Google Maps, SCDC




Map 2-B. City of Brookings Urban Growth Boundary:

Source: Curry County GIS, SCDC Map 3-B. Rio Tinto/US Borax Site:

Source: Curry County GIS, SCDC




C. Research Methodology Interviews were conducted with local area city and county officials, realtors, property managers, property owners, and community stakeholders who are familiar with the area’s market and growth pa erns. Interviews were conducted over the telephone, through email, and in person. Data was collected through Internet research from reliable sites and agencies including the U.S. Census Bureau, Curry County, State of Oregon, Claritas, Datafinder, and Ribbon Demographics. D. Analysis of Prior Housing Studies SCDC contacted coun es, ci es, and municipali es within southern Oregon and northern California to establish the existence of any other similar study or assessment, dated a er the year 2000. These studies were analyzed, as part of this assessment. A copy of any such study obtained may be provided to the City of Brookings upon request.




Sec on II

E. Analysis of Demographic Data

i. Popula on Characteris cs Table E-1. Popula on and household trends for the 97415-zip code area and Curry County, are as follows:

Curry Co. Population

Curry Co. Households

97415 Population

97415 Households

1990 Census 19,327 -- 11,686 -- 2000 Census 21,137 9,543 13,290 5,945 % Change 1990-2000 9.4% -- 13.7% -- 2010 Census 22,364 10,417 14,051 6,310 % Change 2000-2010 5.8% 9.2% 5.7% 6.1% 2017 Estimated 22,321 10,528 14,285 6,868 2025 Projected 23,854 11,359 15,982 7,796 % Change 2017-2025 6.9% 7.9% 11.9% 13.5%

Source: US Census Bureau; American FactFinder 2015 American Community Survey As illustrated in the preceding table, Curry County has experienced slow increases in popula on between 1990-2010. However, Curry County has seen a no ceable shi in popula on growth as the 97415-zip code has been much more robust than the county as a whole. In 1960, the Brookings area only accounted for about 40% of the total county popula on, compared to about 63% in the 2010 Census. It is es mated this trend will con nue to rise to approximately 67% by 2025. Concurrent with this trend is a slow, but long-term decline in the number of persons per household in the zip code. Popula on and housing projec ons assume this trend will be slow, but nevertheless con nue. Between 2010 and 2017, the study area popula on increased by an es mated 234, or 5.7%. During the same period, the number of households increased by an es mated 558, or 8.8%. Projec ons through 2025 indicate that there will be approximately 15,982 people living in 7,796 households within the study area. This represents a popula on increase of 1,697 or 11.9%, and a household increase of 928 or 13.5%, from 2017 to 2025. The posi ve popula on and household growth trends indicate the need for addi onal housing in the study area. It should be noted that the number of persons per household will shrink from an es mated 2.08 in 2017, to 2.05 in 2025. Both of these are well below Oregon (2.51) and na onal (2.63) persons per household. Table E-2. Curry County, Popula on by Age Group (also further illustrated in the following graph):

2000 % 2010 % 2015 % 2025 % 2050 % 0-19 4,418 20.9% 3,890 17.4% 3,383 15.2% 3,158 13.2% 3,101 12.3%

20-34 2,193 10.4% 2,590 11.6% 2,795 12.5% 2,871 12.0% 2,440 9.7% 35-54 5,892 27.9% 5,259 23.5% 4,437 19.9% 4,381 18.4% 5,170 20.5% 55-74 6,011 28.4% 7,830 35.0% 8,758 39.2% 9,145 38.3% 8,754 34.8% 75+ 2,623 12.4% 2,786 12.5% 2,948 13.2% 4,299 18.0% 5,723 22.7%

Total 21,137 100.0% 22,355 100.0% 22,321 100.0% 23,854 99.9% 25,187 100.0% Source: Office of Economic Analysis, State of Oregon




Graph E-3. Curry County, Popula on by Age Group, 2000-2050:

Source: Office of Economic Analysis, State of Oregon Table E-4. 97415-Zip Code, Popula on by Age Group:

2000 % 2010 % 2015 % 2025 % 2050 % 0-19 2,767 20.8% 2,653 18.9% 2,145 15.6% 2,206 13.8% 2,310 13.1%

20-34 1,459 11.0% 1,668 11.9% 1,798 13.1% 2,253 14.1% 2,398 13.6% 35-54 3,501 26.3% 3,277 23.3% 2,948 21.4% 3,308 20.7% 3,614 20.5% 55-74 3,753 28.2% 4,643 33.0% 5,070 36.8% 5,993 37.5% 6,806 38.6% 75+ 1,810 13.6% 1,810 12.9% 1,812 13.2% 2,222 13.9% 2,503 14.2%

Total 13,290 99.9% 14,051 100.0% 13,773 100.1% 15,982 100.0% 17,631 100.0% Source: Office of Economic Analysis, State of Oregon Area households in the older age groups are projected to increase over the next few years. Notably, the household segment aged 0-19 is projected to decline. This can be a ributed in part to the low birth rate in Curry County. From 2010-2015, the annual rate was 7 births per 1,000, compared to the Oregon rate for the same period, 12 per 1,000. Between 2015 and 2025, the greatest percentage growth among popula on age groups is projected to be among those aged 20-34 (25.3%), a prime group for younger professionals in the area, followed by the 22.6% increase in those aged 75 and older. The largest numerical increase is projected for ages 55-74, with an increase of 923 (or 18.2%). Growth is occurring at a high percentage among popula ons and households age 55 and older, indica ng an increased need for housing to accommodate older adults. We would an cipate a significant share of poten al residents within any proposed mul -family development project will be older adults and empty nesters seeking a maintenance-free housing op on in re rement, or near-re rement, within the study area. The following table (E-5) represents the popula on trends of those aged 55 or older.

0%

5%

10%

15%

20%

25%

30%

35%

40%

45%

2000 2010 2015 2025 2050

Curry County, Population by Age Group

0-19 20-34 35-54 55-74 75+




Table E-5. Curry County Popula on Growth, Age 55 and Older:

Age 2000 2010 Growth 2015 Growth 2025 Growth 2050 Growth 55-59 1,508 2,062 36.7% 2,028 -1.7% 1,455 -28.3% 2,110 45.1% 60-64 1,498 2,206 47.3% 2,348 6.5% 2,086 -11.2% 2,115 1.4% 65-69 3,005 1,946 18.6% 2,434 25.1% 2,792 14.7% 2,515 -9.9% 70-74 1,617 1,948 20.5% 2,812 44.3% 2,014 -28.4% 75-79 2,067 1,117 -4.6% 1,291 15.5% 2,079 61.1% 1,842 -11.4% 80-84 855 809 -5.4% 1,211 49.8% 1,501 23.9% 85+ 556 814 46.4% 848 4.1% 1,009 19.1% 2,380 135.8%

Total 8,634 10,617 18.7% 11,706 10.3% 13,444 14.9% 14,477 7.7% Source: Office of Economic Analysis, State of Oregon From 2000 to 2015, the senior popula on (age 55 and older), has increased by 3,072 (or 35.6%). The older adult popula on and households are increasing at faster rates than the overall market. This shi to older and smaller households has powerful implica ons for future housing demand. Smaller rentals, single-family dwellings, and of course, condominiums are likely to have increasing appeal/demand in this area. While these projec ons are for Curry County as a whole, it seems likely based on prior US Census data, the 97415-zip code will follow similar, perhaps even slightly exaggerated trends.

ii. Household Demographics and Housing Units Table E-6. The following table summarizes the distribu on of housing units within the 97415-zip code area:

Tenure 2000 Census 2010 Census 2017 Estimated 2025 Projected # % # % # % # %

Total Housing Units 7,034 100.0% 7,434 100.0% 7,598 100.0% 7,910 100.0% Total Occupied Housing Units 5,945 84.5% 6,310 84.9% 6,407 84.3% 6,700 84.7%

Owner-Occupied 4,246 71.4% 4,307 68.3% 4,362 68.1% 4,610 68.8% Renter Occupied 1,699 28.6% 2,003 31.7% 2,045 31.9% 2,090 31.2%

Total Vacant Housing Units 1,089 15.5% 1,124 15.1% 1,191 15.7% 1,210 15.3% Source: US Census Bureau; Ribbon Demographics Of the total number of vacant housing units, just over half are being offered for sale or for rent, or are in a transi onal status. According the 2010 Census, nearly 49.8% of vacant units are for seasonal or recrea onal use, or as a second home. The market share occupied by vaca on and short-term rentals is discussed further in Sec on III.F.v on page 34.




Graph E-7. The following graph details the Household Tenure for 97415, Owner vs. Renter Occupancy:

Source: US Census Bureau; Ribbon Demographics In 2017, renter households represented 31.9% of all occupied housing units, while the remaining 68.1% were occupied by homeowner households. The share of renter households is moderate, though it has increased from 2000, where 28.6% of all occupied housing units were renter occupied. The number of both homeowner and renter households is projected to increase by 2025, reflec ng a growing housing market, though tenure percentages will remain stable. The household sizes by tenure within the 97415-zip code area, based on census data from 2000 and 2010, and es mates for 2017 and 2025, as distributed in the following tables. Table E-8. 97415 Tenure by Household Size, Owner-Occupied for all Age Groups:

Owner Occupied Tenure 2000 Census 2010 Census 2017 Estimate 2025 Projected Total Housing Units 4,246 4,307 4,362 4,610

Average Household Size 2.16 2.11 2.07 1.99 1-person household 1,113 26.2% 1,224 28.4% 1,256 28.8% 1,392 30.2% 2-person household 2,202 51.9% 2,186 50.8% 2,338 53.6% 2,448 53.1% 3-person household 385 9.1% 411 9.5% 458 10.5% 521 11.3%

4-or-more-person household 546 12.8% 486 11.3% 310 7.1% 249 5.4% Source: US Census Bureau; Ribbon Demographics Table E-9. 97415 Tenure by Household Size, Renter-Occupied for all Age Groups:

Renter Occupied Tenure 2000 Census 2010 Census 2017 Estimate 2025 Projected Total Housing Units 1,699 2,003 2,045 2,090

Average Household Size 2.31 2.36 2.01 2.03 1-person household 600 35.3% 712 35.5% 863 42.2% 922 44.1% 2-person household 513 30.2% 599 29.9% 687 33.6% 757 36.2% 3-person household 258 15.2% 272 13.6% 333 16.3% 274 13.1%

4-or-more-person household 328 19.3% 420 20.8% 162 7.9% 138 6.6% Source: US Census Bureau; Ribbon Demographics

2000 Census 2010 Census 2017 Estimated 2025 ProjectedOwner Occupied 71.4% 68.3% 68.1% 68.8%Renter Occupied 28.6% 31.7% 31.9% 31.2%

0%

10%

20%

30%

40%

50%

60%

70%

80%

Household Tenure 97415, Owner vs. Renter Occupancy




The change in household sizes is similar to na onal trends for small, rural markets but compounded somewhat by the long-term Curry County and Brookings trend (greater than most other rural coun es in Oregon), to older smaller households and occupied tenures, whether owned or rented. Some unit types will a ract older adult householders (seniors) seeking smaller, more efficient living accommoda ons since they will likely be downsizing from a single-family home.

iii. Socioeconomic Considera ons Household median income levels in the 97415-zip code area were notoriously nega vely impacted by the housing market collapse and economic recession of 2008-2013. However, since then unemployment has fallen drama cally and household incomes have risen sharply. Please see Graph E-16 on page 20 for detailed unemployment rates. Table E-10. The distribu on of households by income within the 97415-zip code study area is summarized in the following table:

Total Household Income + Benefits 2000 Census 2010 Census 2017 Estimated 2025 Projected

$0 - 24,999 2,434 40.8% 1,937 29.5% 2,111 31.9% 1,996 25.6% $25,000 - 34,999 1,016 17.0% 747 11.4% 802 12.1% 1,185 15.2% $35,000 - 49,999 1,001 16.8% 1,194 18.1% 1,242 18.7% 1,442 18.5% $50,000 - 74,999 972 16.3% 978 14.9% 1,154 17.4% 1,458 18.7% $75,000 - 99,999 223 3.7% 997 15.1% 529 8.0% 686 8.8%

$100,000 - 149,999 193 3.2% 532 8.1% 626 9.4% 795 10.2% $150,000 + 131 2.2% 196 3.0% 163 2.5% 234 3.0%

Total Households 5,970 6,581 6,627 7,796 Median Household Income $30,199 $41,868 $40,199 $42,550 Mean Household Income $37,106 $53,612 $49,058 $55,741

Source: US Census Bureau; Ribbon Demographics Table E-11. The median income levels within the 97415-zip code study area:

Median Income Levels 97415 2000 Census 2010 Census 2017 Estimated 2025 Projected

Per Capita Income $18,037 $24,980 $24,437 $27,190 Homeowner Income N/A $43,175 $42,250 $49,988

Renter Income N/A $27,991 $27,750 $35,164 Source: US Census Bureau; Ribbon Demographics In 2010, the median household income in the 97415-zip code area was $41,868. This was es mated to have decreased slightly in 2015, to $40,199 (-4.2%). This reflects a larger increase among households with lower incomes compared to the numbers of households added with income above $50,000. Projec ons indicate that the median household income (non-infla on adjusted) will be $42,550 in 2025, an increase of 5.9% compared to 2015. Between 2015 and 2025, the number of area households are projected to increase, except for those making less than $25,000/year, (non-infla on adjusted). Most of the household growth, however, will be among households with incomes from $35,000 – $75,000. Area households with incomes less than $35,000 are projected to increase by 9.2%




between 2015 and 2025, and area households with incomes of $35,000 or higher are projected to increase by 24.2% over the next eight years. The median homeowner household income is es mated to be more than 34.3% higher than that of the median renter household income in 2017. Both decreased slightly from 2010 to 2017, due to the recession which hit rural communi es especially hard. These trends are not expected to con nue through 2025, as increases of about 18% for median homeowner and about 27% for median renter incomes are forecast. The study area has increasing levels of blue collar and medical services employment, which historically pay more than the retail and service jobs that form the backbone of the area’s employment base. Major area employers, of both professional and skilled blue-collar occupa ons, report losing prospec ve and exis ng employees due to the high costs and difficulty of finding suitable/desired housing. Please see Appendix A for more detailed tables of household income by household size, for both owner and renter households. Following is a summary of the percentage of households by income levels, for 2010, 2017 es mated, and 2025 projected. Graph E-12. Percentage of Households at Specified Income Levels, Owner and Renter Occupied, within the 97415-zip code area:

Source: Ribbon Demographics The current rental market in the study area is excep onally ght. All property management companies and apartment landlords/managers interviewed report that vacancies (which are usually only a very few per month) are normally filled within days. Everyone reports an extensive wai ng list. Wai ng lists for low income/subsidized rental housing are long indeed, with most applicants wai ng 1.5 – 2 years or more for a suitable unit. Several factors have combined in recent years to ghten the 97415-zip code rental market.

0%

10%

20%

30%

40%

50%

60%

70%

80%

90%

100%

Owner 2010 Renter 2010 Owner 2017 Renter 2017 Owner 2025 Renter 2025

Percentage of Households at Specified Income Levels,Owner vs. Renter (2010, 2017, and 2025)

Less than $30,000 $30,000 to $50,000 $50,000 to $100,000 More than $100,000




First, as the single-family housing market has rebounded, many rental houses are being sold as owners have gained substan al equity compared to typical sale prices of 2008-2013. Second, landlords and property managers have raised the bar regarding renters they are willing to accept (credit ra ng, rental history, income levels, and criminal history all play a role), but also are requiring larger security deposits and move-in fees. Renters with household pets find it excep onally difficult to obtain a rental. Finally, while difficult to objec vely quan fy, most rental agencies report an increasing amount of “conversions” of rental proper es, especially condominiums and single-family dwellings, to short-term seasonal and vaca on rentals. Vaca on rentals can net their owners more than $25,000 per year, while s ll allowing their own personal use much of the year. (Please see an cipated annual revenue in Table F-17 on page 34.) Travel Oregon and the Oregon Coast Visitors’ Associa on both report increasing levels of tourism on Oregon’s South Coast, as their organiza ons now have both the financing and the detailed plans to enhance area tourism. The trend of “conversions” from long-term rentals to vaca on rentals will almost certainly con nue, and perhaps even accelerate. In addi on, an increasing number of California based workers have sought Brookings area rentals, as their market has

ghtened with increased employment on the part of the prison hiring, and a large resort/casino recently finished at Smith River. Furthermore, over 150 mobile homes and 75 long-term RV spots have been lost at Smith River. Future plans for development of this area are unknown.

iv. Economic Condi ons Demographic trends are leading to rapid aging in rural communi es. Natural popula on growth tends to be lower, in-migra on is slow, and young people tend to leave rural communi es to seek educa on and job opportuni es in more urban centers. For more specific informa on regarding Curry County birth, death, and in-migra on rates, please see Table E-21 on page 23. Although Oregon’s rural county popula ons will con nue to grow, it is the nature of that growth that is concerning for the long-term economic outlook. Statewide in rural coun es, the re rement age popula on grew by about 24% from 2010 to 2015, while the working age popula ons (-3%) and the youth popula ons (-2%) both declined. According to a QualityInfo.org report on The Aging of Rural Oregon’s Popula on and Workforce, Curry County faces the most dire of these circumstances, with only 14% of the popula on below the age of 18, and 32% of the popula on over the age of 65. With the decline of the working age popula on group, this means that as workers age out of the labor force there will be fewer individuals to replace them. This leads to employers with increasing difficul es in a rac ng and retaining the workers they need to fill job vacancies. A ght housing market only compounds this issue. Between 2014 and 2024, employment projec ons an cipate statewide job growth to be about 14%, with more rural areas seeing muted growth compared to the metro areas. The South Coast region, made up of Coos and Curry Coun es, is projected to be about 7% growth by 2024. The majority of job openings (80% or 7,200) will be due to replacement openings, while the other 20% (or 1,600) account for growth openings. The number of replacement openings is projected to be the greatest in educa on and health services, followed closely by the retail trade and leisure and hospitality industries – each of which is expected to have more than 1,100 replacement openings. Occupa ons with the most total openings that are considered to be high-wage and high-demand, (that is, those that pay more than the median wage for the area under considera on and those that have more that the median total number of openings) for the South Coast region include produc on jobs ed to wood products and logging, health care, transporta on, and educa on.




In today’s economy, an increasing number of workers are drawn to lifestyle communi es, areas that are known for their quality of life, recrea on, and health. In an ar cle en tled Is Today’s Labor Force Drawn to Lifestyle Communi es? Damon Runberg of the Oregon Employment Department notes that, “Lifestyle communi es tend to be tourism des na ons and they have a larger share of their workforce concentrated in tourism-related industries. However, these lifestyle communi es are also experiencing significantly faster job growth than the average metro area.” The tendency is to see a dependence on tourism as a nega ve, since these jobs tend to be part- me, seasonal, and pay rela vely lower wages. This percep on is changing, as more workers, par cularly millennials, are priori zing their work/life balance over career opportuni es. Tourism introduces visitors to a community, some of which will stay and become residents, some even moving their businesses with them. Capitalizing on lifestyle ameni es within a rural community is one way to dissuade young people from leaving, while also a rac ng young families to the community. Graph E-13. The following graph shows the total numbers of employees by industry for the City of Brookings:

Source: Oregon.zoomprospector.com

a) Primary employers for the Brookings area include (es mated employment numbers, if available, are noted in parentheses):

a. South Coast Lumber (478) b. Curry Health District/Network c. Curry General Hospital d. Brookings-Harbor School District (225) e. City of Brookings

f. Fred Meyer g. BC Fisheries h. Pacific Seafood i. Freeman Marine/Advantec j. Tidewater Contractors Inc.

b) Resident employment – The majority of the 11.8% of Brookings residents who work outside of the state, are

employed by one of the following, (See Table E-19 on page 21): a. Pelican Bay State Prison in Crescent City, CA – It is es mated that about one-third of the approx.

1,300 employees live in the Brookings area. b. Lucky 7 Casino and Resort in Smith River, CA c. Su er Coast Hospital in Crescent City, CA – A 49-bed general medical and surgical hospital, with 43

doctors and 99 nurses on staff.

Total Employees by Industry, BrookingsAgricultural, Forestry, Fishing (SIC 01-09) 1.0%

Mining (SIC 10-14) 0.0%

Construction (SIC 15-17) 3.3%

Manufacturing (SIC 20-39) 12.5%

Transportation and Communication (SIC 40-49) 4.9%

Wholesale Trade (SIC 50-51) 12.5%

Retail Trade (SIC 52-59) 18.6%

Finance, Insurance, and Real Estate (SIC 60-69) 4.0%

Services (SIC 70-89) 36.1%

Public Administration (SIC 90-98) 6.8%

Unclassified (SIC 99) 0.3%




Map 1-E. The following map shows primary employers within the Brookings area, along with distance/direc on analysis:

Source: OnTheMap.ces.census.gov Map 2-E. The following map shows primary employers outside of the Brookings area, along with distance/direc on analysis:

Source: OnTheMap.ces.census.gov




Table E-14. The following table summarizes the total popula on available to the workforce, and the par cipa on and unemployment rates for that popula on, within the 97415-zip code area:

Total Population Labor Force Participation Rate

Unemployment Rate

# % # % # % 16 to 19 years 358 3.0% 39 10.9% 101 28.2% 20 to 24 years 667 5.6% 557 83.5% 133 19.9% 25 to 29 years 600 5.0% 554 92.3% 25 4.2% 30 to 34 years 531 4.4% 527 99.2% 11 2.1% 35 to 44 years 1,282 10.7% 1,111 86.7% 86 6.7% 45 to 54 years 1,666 13.9% 1,171 70.3% 170 10.2% 55 to 59 years 1,120 9.3% 724 64.6% 267 23.8% 60 to 64 years 1,290 10.8% 530 41.1% 104 8.1% 65 to 74 years 2,660 22.2% 245 9.2% 500 18.8% 75 years and over 1,812 15.1% 85 4.7% 214 11.8%

Total Population Age 16 and Over Average Labor Force Participation Rate

Average Unemployment Rate

11,986 100.0% 5,543 46.3%

1,611 11.2% Source: US Census Bureau; American FactFinder 2015 American Community Survey According to QualityInfo.org, Curry County’s labor force par cipa on rate in 2015 ranks #36 out of the 36 Oregon coun es. Neighboring coun es did not fare any be er: Josephine County was #35 at 47.4%, Coos County was #34 at 49.2%, and Douglas County came in at #33 with a par cipa on rate of 49.7%. Statewide average is 61.1%. Table E-15. The following table summarizes the educa onal a ainment of the workforce popula on, and the par cipa on and unemployment rates, for that popula on within the 97415-zip code area:

Total Population Labor Force Participation Rate

Unemployment Rate

# % # % # % Less Than High School 562 8.7% 284 50.5% 188 33.5% High School Graduate, or Equivalent 1,734 26.7% 1,235 71.2% 154 8.9% Some College or Associate's Degree 2,703 41.7% 1,962 72.6% 316 11.7% Bachelor's Degree or Higher 1,490 23.0% 1,137 76.3% 12 0.8%

Total Population 25 to 64 Years Average Participation/Unemployment Rates

6,489 100.1% 4,618 71.2% 670 9.6%

Source: US Census Bureau; American FactFinder 2015 American Community Survey




Graph E-16. The following graph shows the unemployment rates for Brookings and Curry County, as compared to the State of Oregon for 2000-2016:

Source: State of Oregon Employment Department (qualityinfo.org); Homefacts.com In the above graph, you can see that the unemployment rate for the Brookings 97415-zip code area is nearly iden cal to that of Curry County, which is typically higher than the statewide average. Table E-17. The following table compares noteworthy sta s cs regarding the unemployment rates for Brookings, Curry County, and Oregon. Data considered for this table is dated Jan. 2000 – Jun. 2017:

Highest Rate / Month(s) Recorded

Consecutive Months 10.0% or Higher

Total Months 10.0% or Higher

Last Recorded Month 10.0%

or Higher

Current Rate Jun.

2017 # Duration

Brookings 15.5% / Feb. 2009 57 Nov. 2008 – Jul. 2013 67 Jun. 2014 5.4% Curry County 14.1% / Apr. 2009 71 Nov. 2008 – Sept. 2014 71 Sept. 2014 5.4%

Oregon 11.9% / Apr. & May 2009 24 Jan. 2009 – Dec. 2010 24 Dec. 2010 3.7% Source: State of Oregon Employment Department (qualityinfo.org); Homefacts.com The preceding table illustrates a much slower recovery of the more rural Brookings and Curry County area a er the economic recession that began in 2008, than that of the State of Oregon. The tables on the following page address the commu ng pa erns of workers within the 97415-zip code area. The majority of workers (76.4%) drive alone to work, with a mean travel me of 12.5 minutes. About 11.8% of workers who reside in the Brookings area work outside of the state. Primary employers, including those that are out of state, are addressed on page 17.

4.0

5.0

6.0

7.0

8.0

9.0

10.0

11.0

12.0

13.0

14.0

2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016

Unemployment Rates 2000-2016Oregon, Curry County, and Brookings (97415)

Oregon Curry County Brookings 97415




Table E-18. The following table details the different means of transporta on available to workers age 16 and older in the 97415-zip code area:

Workers Age 16 and Older # %

Car, truck, or van 4,171 85.5% Drove alone 3,727 76.4% 2-Person Carpool 332 6.8% 3-Person Carpool 112 2.3% 4-or-More Person Carpool 0 0.0% Public transportation (excluding taxicab) 0 0.0% Walked 400 8.2% Bicycle 0 0.0% Taxicab, motorcycle, or other means 98 2.0% Worked at home 210 4.3% Total Workers Age 16 and over 4,878 100.0%

Source: US Census Bureau; American FactFinder 2015 American Community Survey Table E-19. The following table details the place of work for workers age 16 and older in the 97415-zip code area:

# % Worked in State of Residence 4,302 88.2% Worked in County of Residence 4,254 87.2% Worked Outside of County of Residence 49 1.0% Worked Outside State of Residence 576 11.8%

Total Workers Age 16 and over 4,878 -- Source: US Census Bureau; American FactFinder 2015 American Community Survey Table E-20. The following table details the travel me to work for workers age 16 and older, who did not work at home, in the 97415-zip code area:

# % Less than 10 minutes 2,073 44.4%

10 to 14 minutes 892 19.1% 15 to 19 minutes 509 10.9% 20 to 24 minutes 467 10.0% 25 to 29 minutes 234 5.0% 30 to 34 minutes 369 7.9% 35 to 44 minutes 47 1.0% 45 to 59 minutes 75 1.6%

60 or more minutes 0 0.0% Mean travel time to work (minutes) 12.5

Workers 16 years and over, who did not work at home 4,670 99.9%





Map 3-E. The following map shows the inflow and ou low of jobs in 2014, in the 97415-zip code area:

Source: OnTheMap.ces.census.gov

Through our research, we are not aware of any recent or planned significant economic changes within the 97415-zip code or greater Curry County area at this me. However, there has been a recent spike in employment opportuni es due to the new medical facili es and the increased business growth of the area’s largest private sector employer.




v. Migra on Evalua on Table E-21. Curry County Vital Sta s cs – Birth, Death, and Net Migra on Rates 1980-2050:

Number of Births

Average Annual Birth Rates per

1,000 population

Number of Deaths

Average Annual Death

Rates per 1,000

population

Net Migration

Average Annual Net migration rates per 1,000

population

1980-1985 1,127 13 914 11 -627 -7 1985-1990 1,056 12 1,010 11 2,739 30 1990-1995 1,005 10 1,276 13 1,831 18 1995-2000 811 8 1,538 15 918 9 2000-2005 786 7 1,578 15 1,468 14 2005-2010 832 8 1,740 16 1,419 13 2010-2015 773 7 1,801 16 994 9 2015-2020 799 7 1,876 17 1,843 16 2020-2025 817 7 2,043 17 1,994 17 2025-2030 814 7 2,249 19 2,021 17 2030-2035 799 7 2,506 20 2,018 16 2035-2040 770 6 2,624 21 2,015 16 2040-2045 748 6 2,654 21 2,013 16 2045-2050 731 6 2,574 21 2,011 16

Source: Office of Economic Analysis, State of Oregon As detailed in Table E-21 above, Curry County has experienced net in-migra on since 1985. In person interviews with realtors and business owners indicate that much of this in-migra on originates from California. Map 4-E on the following page details, na onwide by county, the net migra on flows for Curry County. The overall popula on increases forecasted in Tables E-1 through E-5 likely underes mate the long-term impacts of net in-migra on, as well as the internal Curry County in-migra on to the 97415-zip code from other areas of the county. Please see Appendix B for a table detailing the Oregon State Vital Sta s cs, as shown above.




Map 4-E. The following map shows the total net migra on flows for Curry County:





Sec on III

F. Evalua on of Exis ng Housing Market

i. Overview of the Study Area For-Sale and For-Rent Housing Table F-1. The distribu on of the 97415-zip code area housing stock is summarized in the following table:

Housing Unit Status 2000 Census 2010 Census 2017 Estimated 2025 Projections Total Occupied 5,945 84.5% 6,310 84.9% 6,407 84.3% 6,700 84.7% Owner-Occupied 4,246 71.4% 4,307 68.3% 4,362 68.1% 4,610 68.8% Renter-Occupied 1,699 28.6% 2,003 31.7% 2,045 31.9% 2,090 31.2% Total Vacant 1,089 15.5% 1,124 15.1% 1,191 15.7% 1,210 15.3% For Rent or For Sale 416 38.2% 366 32.6% 312 26.2% 275 22.7% Rented or Sold, Not Occupied 41 3.8% 22 2.0% 36 3.0% 40 3.3% Seasonal, Recreational Use 476 43.7% 560 49.8% 728 61.1% 850 70.2% Other Vacancy 156 14.3% 176 15.7% 115 9.7% 45 3.7%

Total Housing Units 7,034 7,434 7,598 7,910 Source: US Census Bureau; Ribbon Demographics There are an es mated 7,598 total housing units within the study area in 2017. This includes an es mated 2,045 rental units, or 31.9% of the occupied housing stock. The balance of the housing stock in the study area is owner-occupied, which represents 68.1% of the occupied housing units in the study area. The share of renter households is moderate, and typical of rural area such as Curry County and the Brookings 97415-zip code area. It is es mated that there are 1,191 vacant housing units within the study area in 2017, represen ng an apparent vacancy rate of 15.7%. This number includes vacant homes, mobile homes, and condominiums that are both for sale or rent, those rented or sold but not occupied, seasonal and vaca on homes, and possibly func onally obsolete or non-viable units. The great bulk of these vacant housing units are not being ac vely marketed either for rent or for sale. Table F-2. Based on the American Community Survey (2011-2015), the following is a distribu on of all housing units in the 97415-zip code area and Curry County, by year of construc on:

Year Structure Built 97415-Zip Code Curry County Built 2014 or later 0 0.0% 0 0.0% Built 2010 to 2013 76 1.0% 80 0.6% Built 2000 to 2009 1,181 15.4% 1,771 14.0% Built 1990 to 1999 1,458 19.0% 2,532 20.1% Built 1980 to 1989 1,529 19.9% 2,081 16.5% Built 1970 to 1979 1,730 22.5% 2,656 21.0% Built 1960 to 1969 567 7.4% 1,133 9.0% Built 1950 to 1959 598 7.8% 1,272 10.1% Built 1940 to 1949 384 5.0% 665 5.3%

Built 1939 or earlier 168 2.2% 432 3.4% Total Housing Units 7,691 100.2% 12,622 100.0%





The majority of the area’s housing units were built before 2000. There has been a drama c decrease in building ac vity since 2010, with only 1.0% of all housing units in the study area and 0.6% in Curry County built a er 2010. A large part of this slowdown is due to the na onal recession, which slowed housing construc on throughout many areas of the state and the na on. Within the study area survey of rental units, we have iden fied only one new apartment building built since 2010, a 14-unit low income apartment complex that is now 100% occupied. The median and average age for 97415 housing stock in over 35 years. Therefore, over half of the housing stock is well into func onal obsolesce, and/or no ceable deteriora on. Windshield surveys conducted for this report, as well as actual physical inspec on of several older homes for sale indicate significant issues regarding inefficient hea ng systems and insula on, mold and mildew, dilapidated siding, and deteriora ng roofs. Property managers and realtors reflect these concerns as they report that almost all poten al buyers, and most renters, prefer housing constructed at least in 1995 or newer. Post-1995 housing stock represents only about 7.5% of all housing in the area. Almost 45% of the Brookings area housing stock was built prior to 1980. Table F-2 on the previous page refers to the year of construc on for both Curry County and the 97415-zip code area. Table F-3. The number of owner- and renter-occupied households by household size within the Brookings 97415-zip code area, based on the 2010 Census, are distributed as follows:

Household Size Owner-Occupied Renter-Occupied Households Percent Households Percent

1-person household 1,224 28.4% 712 35.5% 2-person household 2,186 50.8% 599 29.9% 3-person household 411 9.5% 272 13.6% 4-person household 287 6.7% 217 10.8% 5-person household 134 3.1% 131 6.5% 6-person household 36 0.8% 39 1.9%

7-or-more-person household 29 0.7% 33 1.6% Total 4,307 100.0% 2,003 99.8%

Source: US Census Bureau Within the study area, the rental housing market has a high share (20.8%) of large-family households (4-or-more persons), compared with the owner-occupied housing having just 11.3% with a large household size. Many of the area’s large-family households are in homeownership or single-family rental alterna ves. This is substan ated by interviews we conducted with local realtors and leasing agents.




Table F-4. The following table summarizes the es mated rental housing units by gross rent levels for the Brookings 97415-zip code area, based on the 2015 American Community Survey:

Gross Rent Paid Rental Units Percent Less Than $500 237 9.9% $500 to $999 1,469 61.1%

$1,000 to $1,499 609 25.3% $1,500 to $1,999 32 1.3% $2,000 to $2,499 59 2.5% $2,500 to $2,999 0 0.0% $3,000 or more 0 0.0%

No Rent Paid 201 -- Occupied Units Paying Rent 2,406 100.1%

Source: US Census Bureau; American FactFinder 2015 American Community Survey The median gross rent paid in the study area in 2015 was $843. The weighted average gross rent in 2015 was $903. Gross rent includes all u li es.

ii. Conven onal Apartments In the study area, we are not aware of any conven onal market-rate or government subsidized rental housing units under construc on or planned. Of the six rental proper es surveyed for this report, none currently had any units available for rent. All reported wai ng lists, and es mated the average wait me for a rental at 30-90 days. The current rental occupancy rate is effec vely 100%. Table F-5. The following table summarizes the breakdown of conven onal housing units surveyed within the study area:

Project Type Projects Surveyed Total Units Vacant

Units Percent

Occupied Under

Construction Market-Rate 3 46 0 100% 0

Tax-Credit/Government-Subsidized 3 76 0 100% 0 Total 6 122 0 100% 0

Source: SCDC Please see Appendix C for detailed property informa on, including addresses and maps, of the surveyed housing units. As the preceding table illustrates, all project types iden fied within the study area are repor ng good to excellent occupancy rates ranging from 98% to 100%. This indicates a rental housing market where demand exceeds supply. A stable rental market should have at least a 5% vacancy rate to allow for normal tenant turnover. The conven onal market-rate rental market is performing very well with limited vacancies and high occupancy. The high occupancy rate for rental housing indicates ongoing pent-up demand for addi onal units. The non-subsidized tax credit rental base is essen ally 100% occupied with no vacant units. The subsidized tax credit and the government-subsidized units are fully occupied. Most of these projects maintain extensive wai ng lists, some in excess of one year and o en approaching two years. This indicates that need exists in the Brookings 97415-zip code area for addi onal housing units offering rental assistance.




Generally, these proper es have few ameni es, are older, and offer small unit sizes (square footage). Based on our interviews, and discussions with the City of Brookings and Curry County, there are no addi onal rental housing projects planned for the 97415-zip code area at this me.

iii. Single-Family Homes and For-Sale Alterna ves Census data iden fied an es mated 10,415 occupied housing units in 2015 within Curry County, and 6,627 occupied housing units within the 97415-zip code area. Unoccupied residen al structures, mostly second homes and vaca on rentals, are noted elsewhere in this report. Table F-6. The following table details the 2015 American Community Survey es mates for housing units by housing type within Curry County, then further distributed by tenure:

Units in Structure, Curry County Total Occupied Owner-Occupied Renter-Occupied Estimate Percent Estimate Percent Estimate Percent

1, detached 5,990 57.3% 4,796 70.1% 1,192 33.0% 1, attached 439 4.2% 123 1.8% 311 8.6%

2 apartments 418 4.0% 27 0.4% 397 11.0% 3 or 4 apartments 251 2.4% 7 0.1% 238 6.6% 5 to 9 apartments 272 2.6% 0 0.0% 278 7.7%

10 or more apartments 565 5.4% 0 0.0% 567 15.7% Mobile home or other type of housing 2,519 24.1% 1,888 27.6% 632 17.5%

Occupied Housing Units 10,454 100.0% 6,841 100.0% 3,613 100.1% Source US Census Bureau; American FactFinder 2015 American Community Survey Table F-7. The following table details the 2015 American Community Survey es mates for housing units by housing type within the 97415-zip code area, then further distributed by tenure:

Units in Structure, 97415 Total Occupied Owner-Occupied Renter-Occupied Estimate Percent Estimate Percent Estimate Percent

1, detached 3,446 52.0% 2,734 68.0% 712 27.3% 1, attached 418 6.3% 125 3.1% 297 11.4%

2 apartments 325 4.9% 8 0.2% 315 12.1% 3 or 4 apartments 152 2.3% 0 0.0% 154 5.9% 5 to 9 apartments 199 3.0% 0 0.0% 196 7.5%

10 or more apartments 484 7.3% 0 0.0% 485 18.6% Mobile home or other type of housing 1,604 24.2% 1,154 28.7% 448 17.2%

Occupied Housing Units 6,627 100.0% 4,020 100.0% 2,607 100.0% Source US Census Bureau; American FactFinder 2015 American Community Survey Just under one-fourth of the total housing stock in both Curry County and in the Brookings 97415-zip code area is made up of mobile homes or other types of housing, including boat, RV, van, etc. Reliance on mobile homes and other types of housing in rural areas is due to a number of factors including affordability, restricted mortgage financing, limited infrastructure in many areas of the county, and the demand for short-term housing op ons associated with growing employment opportuni es.




Graph F-8. The following graph illustrates the es mated owner-occupied housing unit by value within the 97415-zip code area based on the 2010 Census:

Source: 2010 US Census

Graph F-9. The following graph illustrates the es mated owner-occupied housing units by value within the 97415-zip code area for 2017:

Source: Claritas, Ribbon Demographics

0

200

400

600

800

1,000

1,200

< $50,000 $50,000 to$99,999

$100,000 to$149,999

$150,000 to$199,999

$200,000 to$299,999

$300,000 to$499,999

$500,000 to$999,999

$1,000,000+

Owner-Occupied Housing Units by Value - 2010 Census

0

200

400

600

800

1,000

1,200

Owner-Occupied Housing Units by Value - 2017 Estimates




In 2017, just over 80% of owner-occupied housing structures were valued at more than $100,000. This is up from about 74% of owner-occupied housing being valued at over $100,000 in 2010, and reflects improvement to the area housing market following the recent na onal recession. The median owner-occupied home value in 2017 is $233,903, which is up 16% from the median housing value in 2010, about $200,000. Based on RMLS data, sold home prices increased 8.2% / 9.4% (average / median) from mid-2016 to mid-2017. Barring another recession, it is reasonable to assume that home values will con nue to rise, at least for the near term. Graphs F-8 and F-9 show that most (68.7%) owner-occupied housing units, condos included, range from $100,000 – $500,000 in es mated value. Within this cohort, over half are valued from $150,000 – $400,000. This is consistent with recent RMLS repor ng data that shows an average sales prices of $247,100 and median sales price of $237,500. In addi on, realtors and employers interviewed for this study report a substan al, largely unmet demand for single-family dwellings with three or more bedrooms, two or more bathrooms in the $200,000 – $300,000 range. Currently there are 227 residen al lis ngs on the Regional Mul Lis ng Service (RMLS) in the Brookings area. Table F-10. Summary of RMLS current lis ngs, within the Brookings city limits:

Housing Unit Type Number Asking Price Bedrooms Median Unit

Square Footage

Median Price Per Square

Foot Range Median Single-Family Home 82 $110,000 – $2,300,000 $419,000 1 – 5 1,850 $226 Condominium 24 $149,000 – $487,000 $380,000 2 – 3 1,810 $210 Manufactured/ Non-Fee Simple 7 $172,000 – $415,000 $245,000 2 – 6 1,650 $148

Source: RMLS Table F-11. Summary of RMLS current lis ngs, for the remainder of the 97415-zip code:

Housing Unit Type Number Asking Price Bedrooms Median Unit

Square Footage

Median Price Per Square

Foot Range Median Single-Family Home 55 $100,000 – $699,000 $570,000 1 – 5 2,275 $250 Condominium 1 $525,000 $525,000 3 2,150 $244 Manufactured/ Non-Fee Simple 58 $35,000 – $375,000 $160,000 1 – 3 960 $166

Source: RMLS The average year built for the single-family homes listed on the RMLS for the Brookings area is 1985.




Graph F-12. The following graph illustrates the number of annual home sales and the median sales price within the Brookings 97415-zip code area, from 2006 – 2016:

Source: RMLS Table F-13. The following table reflects the number of total and sold lis ngs, with the mean and median sales price, and the average number of days on the market, for the 97415-zip code area:

Year Total Listings Sold Listings Mean Sales Price

Median Sales Price

Average Days on Market

2011* 193 72 $200,688 $174,750 149 2012 357 211 $188,420 $158,150 172 2013 427 217 $182,583 $167,500 168 2014 412 241 $220,167 $188,750 175 2015 427 310 $252,917 $208,750 156 2016 463 326 $267,576 $242,450 106

2017** 224 130 $288,396 $242,750 122 Source: RMLS *Data Prior to 7/2011 not available / **Data through 6/2017 In 2017, the RMLS reports 130 home sales for the first half of the year. Total home sales decreased by 5.8% from 2016, with 138 homes sold in the first half of that year. The median sales price for the area increased over 6.7% during that same period though, and is currently at $242,750 for the year.

$0

$50,000

$100,000

$150,000

$200,000

$250,000

$300,000

$350,000

0

50

100

150

200

250

300

350

400

2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016

Brookings Home Sales (97415)Number of Homes Sold and Median Sales Price, 2005-2016

Number Sold Median Sales Price




The following tables provide a summary of the housing cost burden by household income range for renter-occupied and homeowner-occupied housing units, within the Brookings 97415-zip code area. Table F-14. Housing Cost Burden for Renter-Occupied Housing by Household Income Range, (does not include government subsidized housing):

Household Income Range

Renter Occupied Units Approx. Avg. Monthly Cost

Approx. Avg. Cost % Burden # %

Less than $10,000 253 14.7% $487 69.0% $10,000 to $19,999 346 16.5% $650 52.0% $20,000 to $34,999 516 20.2% $750 33.0% $35,000 to $74,999 562 38.5% $1,075 23.0% $75,000 to $99,999 156 4.7% $1,250 19.0%

$100,000 to $149,000 172 4.0% $1,420 15.0% $150,000 + 45 1.5% $2,000 15.0%

Total 2,050 100.1% -- -- Source: US Census Bureau; American FactFinder 2015 American Community Survey Table F-15. Housing Cost Burden for Owner-Occupied Housing by Household Income Range:


Homeowner Occupied Units Approx. Avg. Monthly Cost

Approx. Avg. Cost % Burden # %

Less than $10,000 347 6.8% $280 40.0% $10,000 to $19,999 348 13.1% $375 30.0% $20,000 to $34,999 833 19.3% $695 30.0% $35,000 to $74,999 1,799 34.7% $775 19.0% $75,000 to $99,999 406 10.1% $1,600 23.0%

$100,000 to $149,000 547 13.0% $2,250 22.0% $150,000 + 125 3.1% $2,600 20.0%

Total 4,405 100.1% -- -- Source: US Census Bureau; American FactFinder 2015 American Community Survey Based on the recent census data, an es mated 558 rental households within the Brookings 97415-zip code area are paying 30% or more of their incomes to rent, and there are an es mated 510 homeowners households paying 30% or more. This equates to approx. 14% of all households with a high housing cost burden. The majority of these households paying 30% or more for housing costs have an income between $20,000 and $35,000. Tables F-14 and F-15 make a strong case for an exis ng high demand for more affordable housing op ons, especially rentals. This is even more drama cally so for government subsidized housing. A significant number of area households are spending more than 30% of their gross income on housing. Keep in mind, these figures are calculated from the 2015 American Community Survey. Not only have two-plus years elapsed since then, but these are two years of a rapidly ghtening housing market with rents for a standard 2-bedroom/ 1-bathroom apartment es mated to have increased by $150 – $250 per month. Without doubt, the current affordability situa on is worse, perhaps much worse, than this data indicates.




iv. Vacant Land Available for Residen al Development Map 1-F. Below is a screenshot of an interac ve Google map, showing all vacant land that is zoned for residen al development:

Source: Google Maps; h ps://www.google.com/maps/d/edit?mid=1rmUo1-tXcFx97e8zH6CyYRkEQfg&ll=42.055042659709784%2C-124.29904445993651&z=13 As the above map indicates there is a reasonable supply of exis ng undeveloped lots, as well as at least one very large parcel of undeveloped land. Some developers and realtors feel there are several factors limi ng their development poten al:

1. High SDC fees within the Brookings city limits. 2. The difficulty for many would-be individual developers of buying a lot and then coming up with more money

during the construc on phase. 3. The reluctance of some lenders to lend for the purchase of bare land, and/or construc on loans. 4. The lack of full services at many poten ally developable parcels. 5. A very limited number of local general contractors.

The highest current demand in the 97415-zip code area is for exis ng new (or newer) single-family dwellings, offering 1,500 – 1,700 square feet, with 3-bedrooms and 1- or 2-bedrooms.




v. Vaca on Rental Market Share Table F-16. The following table summarizes the market share occupied by short-term seasonal/recrea onal or vaca on rentals within the 97415-zip code area:

2000 Census 2010 Census 2017 Estimated 2025 Projected # % # % # % # %

Total Vacant Housing Units 1,089 100.0% 1,124 100.0% 1,191 100.0% 1,210 100.0% For Sale 170 15.6% 200 17.8% 184 15.4% 178 14.7% For Rent 246 22.6% 166 14.8% 128 10.7% 97 8.0% Rented or Sold, Not Occupied 41 3.8% 22 2.0% 36 3.0% 40 3.3% Seasonal or Recreational Use 476 43.7% 560 49.8% 728 61.1% 850 70.2% Other Vacancy 156 14.3% 176 15.7% 115 9.7% 45 3.7%

Source: US Census Bureau; Ribbon Demographics The vast majority of the vacant housing units in the study area are iden fied as seasonal or for recrea onal use, a total of 728 units in 2017, or 61.1% of all vacant units. This number is projected to increase by 2025 to 850 dwelling units, or 70.2% of all vacant units. These units do not represent permanent housing and are not comparable to, or provide support for, conven onal housing needs. Table F-17. The following table details the high, low, mean, and median vaca on rentals found on VRBO.com for the Brookings area, comparing their size and price per night, as well as an cipated annual revenue at specified occupancy levels:

Property Details Annual Revenue Generated at Occupancy

VRBO House # Bed Bath Avg. Price

Per Night

Min. Night Stay

25% 50% 75% 100%

210432 4 3.5 High $473 2-4 $43,161.25 $86,322.50 $129,483.75 $172,645.00 4348814ha 3 2.5 Mean $195 2-3 $17,793.75 $35,587.50 $53,381.25 $71,175.00

127877 1 1 Median $175 2 $15,968.75 $31,937.50 $47,906.25 $63,875.00 970146 2 2 Low $86 2-4 $7,847.50 $15,695.00 $23,542.50 $31,390.00

Source: VRBO.com A VRBO.com (Vaca on Rentals by Owner) search was conducted on 7/28/2017, which yielded 93 proper es available for a short-term rental within the Brookings area. Of those 93 proper es, 45 were houses, 19 were condos, and 13 were cabins. The average adver sed price per night was $195.60 with a 2.4 average minimum night stay.




vi. Residen al Development Since 2006 Map 2-F. Below is a screenshot of an interac ve Google map, showing all residen al development within the 97415-zip code area, since 2006, according to RMLS lis ngs:

Source: Google Maps; h ps://www.google.com/maps/d/edit?mid=1rmUo1-tXcFx97e8zH6CyYRkEQfg&ll=42.1004027600032%2C-124.29818615305174&z=12 Graph F-18. Brookings Area New Home Construc on listed on RMLS, 2006-2017:

Source: RMLS

05

101520253035

2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017

Brookings Area New Home Construction Listed on RMLS, 2006-2017

Brookings New Homes Listed on RMLS




Map 3-F. Within the interac ve map, you can click on the house icon and it will show specific informa on about that house including the MLS #, the property type, address, bedrooms and bathrooms, approximate square footage, and list price, as shown in the picture below for the one house built so far in 2017.

Source: Google Maps; h ps://www.google.com/maps/d/edit?mid=1rmUo1-tXcFx97e8zH6CyYRkEQfg&ll=42.1004027600032%2C-124.29818615305174&z=12 There appears to be only two newly developed residen al subdivisions in the 97415-zip code area. One (14 lots) is in the City of Brookings, while the other (23 lots) is in Brookings-Harbor. See maps of these development loca ons on the following pages. Interviews with the developer of these two subdivisions indicate that the 14-lot Brookings subdivision will be filled with modular homes, 3-bedroom/2-bathroom and approx. 1,100-1,900 square feet, with sales prices es mated to be about $279,000 – $350,000. The developer es mates all homes/lots will be sold by early 2018. The 23-lot Brookings-Harbor subdivision will be sold as lots, many with views, at a price of $150,000 – $200,000 per lot. These lots will likely be available for sale in late 2017 or early 2018.




Map 4-F. The following map shows both new residen al developments, rela ve to the Rio Tinto / US Borax Site:

Source: Google Maps, SCDC Map 5-F. The following map shows the 14-lot residen al development at 4th Street and Alderwood:





Map 6-F. The following map shows the 23-lot residen al development at Crown Terrace:





Table F-19. Following is a summary of the residen al building permits issued for the City of Brookings, for single-family and mul -family residen al units:

Year Single-Family Residential Multi-Family Residential

Number Valuation Number Valuation 2000 45 $6,237,503.50 8 $2,579,045.00 2001 49 $8,967,300.00 7 $8,951,434.00 2002 45 $8,126,846.00 0 $0.00 2003 68 $13,409,511.00 3 $2,118,347.00 2004 48 $10,495,607.00 0 $0.00 2005 44 $9,510,475.00 0 $0.00 2006 41 $8,904,435.00 2 $1,372,930.00 2007 9 $2,643,000.00 1 $534,000.00 2008 10 $2,396,000.00 0 $0.00 2009 7 $1,878,000.00 0 $0.00 2010 6 $1,445,000.00 0 $0.00 2011 2 $932,000.00 0 $0.00 2012 4 $1,199,000.00 0 $0.00 2013 2 $407,000.00 1 $4,202,317.00 2014 4 $1,616,000.00 1 $1,293,399.00 2015 5 $864,000.00 0 $0.00 2016 13 $1,588,000.00 0 $0.00 2017 5 $1,343,000.00 0 $0.00

Source: City of Brookings Table F-19 above quan fies the drama c decline in residen al construc on that began in 2007. Prior to then, Brookings had issued an average of 49 single-family dwelling permits per year. From 1990 to 1999, the average was 46. In the almost 11 years since 2006, the City has issued a total of 67 single-family permits, an average of only 6 per year. If the City has similarly maintained their historical averages, there would be about 461 addi onal homes in the city. Curry County numbers only go back five years, but those who have worked for the building department both before and a er 2006 report a similar effect. In addi on, it should be noted that the area popula on has con nued to grow, (Please see Tables E-1 and E-2 on page 10). Compounding this is the age of the area housing stock, (Please see Table F-2 on page 25). A similar dearth of new construc on applies to mul -family housing developments. From 2000-2006, there were a total of 20 mul -family residen al projects. Since then only three have been built, and there are none currently planned or under construc on. The mul -family dwelling projects developed in 2007 included 5 units; in 2013 the development included 40 units; and in 2014 it included 14 units. A total of only 59 addi onal mul -family dwelling units were developed in the years from 2007 to 2017.




Sec on IV

G. Site Specific Analysis

i. Site Descrip on The former U.S. Borax site located within the City of Brookings city limits is approx. 537 acres disbursed across three conjoined tax lots, 4014-00 -02404-00, 4014-00 -02401-00, 4014-00 -02400-00. The site is oriented Northeast to Southwest, and is crossed by both Ram Creek south of the Lone Ranch Picnic area and Duley Creek at the Northern end of the site. Currently there is limited road access off of Highway 101, however the site is accessible through Lone Ranch Parkway which dead ends and allows access by way of a dirt road. This dirt road runs rela vely Northeast to Southwest along the eastern borders of tax lots 2400 and 2401 and the western border of tax lot 2404. There are also two small turnouts which lead into dirt access roads, one of which is south of Duley Creek and the other is just south of Ram Creek on Highway 101. These roads cross the property much like Duley and Ram Creeks. Currently the site is covered in

mber and other dense foliage. Site terrain is sloped from west to east with level areas throughout the property. There is a double peak directly north of Lone Ranch Parkway, which is the highest spot on the site.

ii. Zoning Regula ons and Permi ed Land Uses Currently this site is zoned as a Master Plan Development District. The master planned development (MPD) zone is a land use district. The MPD zone may be applied on sites that are 50 acres or greater in size. The MPD zone shall implement the MP comprehensive plan designa on, which shall be placed on all land requiring a “master plan of development” in the Urban Growth Joint Management Agreement (JMA) adopted by the city and the county. Upon or subject to annexa on into the city, the MPD comprehensive plan designa on shall be applied to all land that is required to adopt a master plan of development (MPoD) in the urban growth boundary. In addi on, the city may apply the MPD designa on to other lands within the city. The MPD zone is to be implemented through the approval of a MPoD that describes in detail, as outlined in this chapter, how the development of the property will occur and how the development will implement applicable goals and policies of the city’s comprehensive plan, and applicable provisions of the land development code. The MPoD will assess and minimize, to an acceptable level, the impacts of the development on the city’s services, infrastructure, transporta on systems and neighboring proper es. Best engineering prac ces for low impact development which preserve exis ng vegeta on, topography, and natural drainage are encouraged. As the MPD zone is implemented through an approved MPoD, no development shall be allowed un l applicable requirements of this chapter are met. Compliance with applicable plan goals and policies is deferred un l the MPoD review. Master planned development review procedures are established in this chapter for the following purposes:

a. Promote flexibility in design and permit diversifica on in loca on of structures; b. Promote efficient use of land and energy and facilitate a more economical arrangement of buildings, circula on

systems, land uses, and u li es; c. Preserve to the greatest extent possible exis ng landscape features and ameni es, and u lize such features in a

harmonious fashion. Reten on of exis ng mature trees and other vegeta on is encouraged; d. Provide for more usable and suitably located recrea on facili es and other public and common facili es than

would otherwise be provided under conven onal land development procedures; e. Combine and coordinate architectural styles, building forms and building rela onships within the planned

development;




f. Provide the applicant with reasonable assurance of ul mate approval before expenditure of complete design moneys, while providing the city with assurances that the project will retain the character envisioned at the me of approval;

g. Promote and encourage energy conserva on; and h. Provide greater compa bility with surrounding land uses than what may occur with a conven onal project. [Ord.

10-O-652 § 2; Ord. 03-O-446.PP.]

The following uses are allowed outright when they are included in an approved MPoD: a. All uses allowed outright and condi onally in the R-1, R-2, and R-3 zones; b. All uses allowed outright and condi onally in the C-1, C-2, C-3 and C-4 zones. c. All uses allowed outright in the I-P and M-2 districts. [Ord. 10-O-652 § 2; Ord. 03-O-446.PP.]

iii. Site Constraints Although this site would be advantageous to develop, some constraints exist such as: limited u lity development, sloped terrain, limited roadside accessibility, the need for mber harvest and foliage removal, as well as significant cost to extend sewer service and other infrastructure to the site.

iv. Current Infrastructure and Improvements Needed

Currently, Coos Curry Electric Co-Op power lines run along the western border of the site along Highway 101. Water and sewer lines would need to be extended to the site. Natural Gas is not available in Curry County. Road infrastructure would also need to be developed for ingress and egress of site. H. Compe ve Market/Housing Demand Analysis – 2017 This sec on projects the current and future housing needs for Brookings area residents. It focuses on:

Low-Income renters who will con nue to rent Renters who want to buy Owners who want or need to change where they live, either now or in the future Young and middle-aged adults New households in the study area

The analysis in this sec on examines housing needs across all income levels, except low-income assisted housing, to iden fy mismatches in supply and demand for all households in the Brookings 97415-zip code study area. It reports on the results of a modeling effort, which compares the demand for and supply of housing by income level. The analysis uses the following data sources:

Households es mates and household income ranges from the 2015 American Community Survey (ACS) Rental data from the ACS, as well as in-person surveys of the rental management companies and realtors within

the 97415-zip code area. For-Sale/Sold housing data




The United States Department of Housing and Urban Development (HUD) has defined reasonable housing affordability as payment for monthly housing expenses that do not exceed 30% of a household’s monthly gross income. The housing expense may be the monthly rent payment or the monthly mortgage payment including the principal, interest, and monthly cost for taxes and insurance (PITI). It should be noted here that Curry County property taxes are excep onally low and are not a significant factor affec ng housing affordability. The current median home sales price, even if assessed at real market value (RMV), amounts to less than $150 per month in property taxes. According to HUD, households that are paying 31% to 49% of their monthly gross income towards housing expenses are considers high-cost burdened households (overburdened). Households that are paying more than 50% of their monthly gross income for housing are considered severely cost burdened households.

i. Determina on of Income Eligibility

Using the area median family income (which is adjusted annually) as a basis point, HUD computes Sec on 8 housing income guidelines. These guidelines, adjusted for family size, are used to determine eligibility for all HUD housing programs. The HUD eligibility income level for a four-person household in the 97415-zip code was approximately $34,250 for 2016.

ii. Demand Evalua on We have evaluated the housing market and have es mated the housing support levels based upon current housing condi ons, historical market trends, and current household growth pa erns. This sec on iden fies the poten al to support new housing development based upon the amount and condi on of exis ng supply, price points, the income ranges of area households, and popula on and employment growth projec ons. A series of assump ons have been established to guide this analysis. Normally, the demand assump ons assume that households cannot pay more than 30% of their gross income for housing costs. However, the 97415-zip code area housing market is driven, to a large degree, by in-migra on of older adults who o en arrive with down payments well in excess of the tradi onal 20% – 25%. Realtors in the area interviewed for this study report that the majority of buyers put 30% – 50% as a down payment. This in turn results in a considerably reduced mortgage payment. For home purchase purposes, it will be assumed that the median home buyer will pay 25% of the home price as a down payment. Monthly housing costs include u lity payments for both renters and homeowners. A homeowner’s housing burden must also include the principal and interest payments, as well as the taxes and all required insurance. The mortgage is assumed as a 30-year fixed product with 25% down and a 5% interest rate. It is important to note however, that many households voluntarily pay more than 30% of their incomes to housing costs. In general, this decision is influenced by quality of life issues. For this evalua on, 2010 Census data, updated and es mated for 2016, household income and occupied residen al units with specified monthly costs for the study area were used as the basis for comparison.




Table H-1. The following table demonstrates the income required to afford purchased housing at different price points in the study area. It also evaluates the propor onal amount of housing that these numbers represent:


Current Households Able to Afford

Monthly Housing Cost

Maximum Affordable Monthly

Housing Costs

Maximum Price Affordability

Less than $10,000 273 $250 $58,213 $10,000 to $19,999 527 $500 $121,083 $20,000 to $34,999 776 $875 $203,745 $35,000 to $49,999 671 $1,250 $291,065 $50,000 to $74,999 724 $1,875 $436,597 $75,000 to $99,999 403 $2,450 $570,487

$100,000 to $149,999 523 $3,750 $873,195 $150,000 + 125 $4,500 $1,047,834

Source: SCDC Using Census data, household income figures were grouped into 8 ranges of income, and affordable monthly housing costs were computed for each repor ng category using HUD’s 30% index. This provides the maximum affordable monthly housing costs for households within each income category. Among area homeowners by household income category, there are an es mated 647 households within the study area in 2016 with earnings of $100,000 or more. The demand/supply matrix details the income limits for each of the income categories in column one. The second column includes the es mated 2016 households in each income category for the county. The third column has the maximum affordable monthly housing costs for each income range. Using HUD’s affordability index, those households with an income of less than $10,000 should be paying no more than $250 per month for housing expenses. ($9,999 / 12 x 30% = $249.98) The fourth column lists the es mated maximum housing price that exis ng homeowners could afford, based on the assump on above. Tables H-1 and E-10 make clear that a significant number and percentage of exis ng homeowners can afford to “move up” to more expensive homes. Almost 25% of exis ng homeowners can afford the current median home sales price of $237,500. Thus, a strong poten al for this zip code to absorb significant new housing in the $200,000 – $400,000 range is evident. This is consistent with the report of realtors interviewed for this report. They unanimously indicate a high level of demand for newer (or new) homes in the $225,000 – $325,000 range. To analyze the supply of housing and the demand for housing at affordable costs, a comparison has been made between what exis ng households could afford on a monthly basis using the 30% HUD Standard, and the number of occupied units at reported monthly costs. For this evalua on, 2010 Census data updated and es mated for 2016, household income and occupied residen al units with specified monthly costs for Curry County were used to determine current housing needs.




iii. Workforce/Affordable Rental Housing Non-subsidized workforce/affordable housing is targeted to households with low to moderate incomes. We were not able to locate any housing development targeted to this income group within the study area. Interviews with local area employers and realtors/property managers indicate an increasing need for workforce housing. Adequate and affordable housing that is available to the workforce, is necessary in order to support a healthy and diversified economy. Lack of affordable housing will slow future economic growth. Please reference Workforce Housing Ordinance, Chapter 17.180 for addi onal informa on.

iv. Market-Rate Rental Housing There are no maximum income restric ons for market-rate rental units. Typically, when households reach a certain income level, they are more likely to become homeowners, since their ability to qualify for a home mortgage increases. However, since we conducted this analysis using general and under age-55 renter household data only, and did not consider homeowners for some basic capture rate calcula ons, we have conducted this par cular analysis of income-qualified households without a maximum income limit. In order to evaluate demand poten al for a new market-rate apartment property, we have assumed unit rents star ng at the proposed collected rent of $700 for a one-bedroom unit. This is higher than the collected one-bedroom rents of $625 currently achieved in the market. Assuming management will qualify households using a 27% rent-to-income ra o for the market-rate units, the general occupancy yields a minimum income requirement of approximately $31,000 based on the es mated collected rent and a typical market-rate rent and rent-to-income ra o. We consider two of the seven surveyed market-rate projects within the study area as poten ally comparable. The projects include one vacant unit. Table H-2. Following is a summary of the es mated need for market-rate units, considering the exis ng base of comparable units and currently vacant units within the study area:

Market-Rate Housing (Income $31,000 and Higher)

Income-Eligible Renter Households – 2016 2,174 Estimated Existing Units 1,144 Underserved Income- and Age-Appropriate Renters 1,030 Market-Rate Housing Capture Rate 11.0% Comparable Units Currently Vacant 0 Potential Market-Rate Units Needed: 113

Source: SCDC Based on this demand evalua on, the study area can currently support 113 addi onal market-rate units targeted to moderate- and high-income renter households, earning $31,000 or more per year. This market support level does not include or allow for popula on growth since 2015, or the notable rent increases since then. With no market-rate units currently targeted to older adults and the area projec ng 15% popula on growth through 2025 among older adult households, an age-restricted project represents an excellent opportunity for market-rate development. With a 7% age-restricted capture, we es mate future demand for an addi onal 112 new market-rate units targeted to older adults.




It is important to note that there is an increasing share of renters by choice in today’s market regardless of income, making a maximum income less restric ve. This market characteris c is reflected within the renter household projec ons. Among senior households, support from only renters is not typical and older individuals are o en transi oning to a maintenance-free unit rather than pursuing homeownership. Based on our interviews with realtors in the market area, we an cipate 10% to 15% of the market-rate project’s ini al residents will be former homeowners, increasing area development poten al by another 10-15 units. We recommend that market-rate units targeted to older adults should include a single-story ranch design with an a ached garage. This product type is well accepted among older adult renters. Another rental product o en men oned by property managers as in high demand are duplexes offering one 1-bedroom unit and one 2- or 3-bedroom unit, with two single car garages between them.

v. Subsidized Rental Housing Market Demand Table H-3. Following is a summary of the es mated need for subsidized rental units, considering the exis ng base of comparable units and currently vacant units within the study area:

Subsidized Rental Market Demand Income-Eligible Renter Households – 2016 1,160 Estimated Existing Units 98 Underserved Income-Appropriate Renters 1,062 Subsidized Housing Capture Rate 0.260 Currently on Waiting Lists 176 Comparable Units Currently Vacant 0 Potential Subsidized Units Needed: 452

Source: SCDC Currently, there is considerable need for addi onal subsidized rental units, an es mated 452, within the Brookings 97415-zip code area.

vi. For-Sale Housing Support for detached single-family homes, which we consider to be approximately 1,400 to 1,650 square feet with 3-bedrooms/2-bathrooms and a 2-car garage on one-quarter acre or smaller lots, is based upon a market’s ability to capture the component of buyers who are seeking this housing type. We an cipate that most of the demand for market-rate units will originate from employment growth, exis ng households increasing their income, out-of-market workers reloca ng to the area or gaining new employment, and in-migra on primarily consis ng of seniors and prison employees from California. The affordable and subsidized demand will primarily originate from among exis ng area households.




Table H-4. Following is a summary of the 2015 demand evalua on for new for-sale housing in the study area:

Income Range Home Sales Price 2016 Households

Capture Rate

Estimated Annual Demand Units % Distribution

$25,000 – $49,999 $140,000 – $199,999 1,218 0.015 19 54.3% $50,000 – $74,999 $200,000 – $299,999 724 0.012 9 25.7% $75,000 – $99,999 $300,000 – $399,999 403 0.007 3 8.6%

$100,000 – $149,999 $400,000 – $499,999 523 0.006 3 8.6% $150,000+ $500,000 – $1,000,000+ 125 0.002 1 2.9%

Total 35 100.0% Source: SCDC Please note that, once again, popula on growth and housing market value increases since 2015 have not been considered. In addi on, the calculated figure of 35 new housing units per year ignores the likely pent-up demand of the 400+ units not built since 2006 and the Brookings area (alone) historic average of over 45 new single-family dwelling (SFD) permits per year. Based on these factors, it seems likely that an annual market SFD absorp on rate, at least for many years, will be closer to approximately 80 units per year. By evalua ng the current and an cipated for-sale housing market, a projec on of the likelihood that a hypothe cal site can capture a por on of the market support can be made. Numerous factors influence new home sales within an area. The desirability of the area as a residen al loca on has a significant impact on a given site’s ability to a ract buyers. Area percep ons, demographics, mobility pa erns, and the ac ve par cipa on of local and/or regional homebuilders play a role in genera ng new home sales. In the case of the proposed project area, there are numerous factors favoring housing sales. These include, among others: view-scapes, the new Southwestern Oregon Community College campus, proximity to the Brookings Airport, the expanding medical center, robust employment growth, and the appeal of lower taxes and lower comparable housing costs to residents and future employees of Del Norte and Humboldt Coun es in Northern California. Overall, we es mate that the study area can absorb up to 80 new owner-occupied home sales annually, including up to 64 homes in the $140,000 – $300,000 sales price range. It should be noted that annual support levels are generally not cumula ve. In most markets, if there is support for new single-family homes at a par cular price point or concept and they are not offered in a specific area, households may leave the area seeking this housing alterna ve, defer their purchase decision, or seek another housing alterna ve. We an cipate many poten al buyers a racted to a for-sale product have either delayed their purchase (reflec ng pent-up demand) or opted for an exis ng single-family home alterna ve offered in the market. The development of new single-family homes should be a func on of market factors and not specula ve. We an cipate these homes will be available at prices ranging from $225,000 – $300,000 for the proposed basic concept homes, which range from 1,450 to 1,650 square feet and include three bedrooms and two bathrooms, and a 2-car garage. However, the basic concept home would offer no view-scape, reside on a small lot, and offer no “upscale” ameni es. These projec ons invoke some degree of cau on with respect to providing adequate supply and mee ng poten al demand throughout the housing market in general. It is important to note that this demand can be met as homebuyers are in contract, and does not need to be specula ve.




Another important considera on is that future financing resources suppor ng the new housing development in the area will require that projected new household growth be determined sustainable based on local employment growth and popula on growth trends. One of the points of emphasis in our discussions with local area real estate professionals is that future development should not saturate a market and poten ally create a situa on of overbuilding. It is in the best interest of all par es involved in rural communi es (local government officials, lending ins tu ons, developers, and state agencies) that local housing needs be met without crea ng market issues by adding too many units to an area quicker than area households can purchase or rent the new homes and apartments as they are brought online. Any new product will capture only a frac on of the overall poten al “un-met” housing need. The ability of any specific project to draw support from within a community is determined by numerous factors, such as design type (garden vs. townhouse), unit mix and bedroom types, ameni es, rents, targeted AMHI, targeted household type (senior vs. family), loca on (proximity to services), employment opportuni es, visibility, access and surrounding land uses. Other factors that will also contribute to a project’s ability to draw support include characteris cs of the exis ng supply and any planned rental projects, as well as the economic and demographic trends and characteris cs of the market. Our demand projec ons assume that any new project will be well designed, offer compe ve rents and sales-prices, be within a good loca on and will have the ability to draw from the study area. The site-specific Primary Market Area will depend on the loca on, size, and features of the proposed project, and will rarely coincide with the boundaries of a community or county.




Sec on V

I. Conclusions and Recommenda ons The 97415-zip code is not typical in many ways. An unusually high percentage of its housing stock is ‘reserved’ for use as second homes and vaca on rentals. In addi on, the Curry County popula on is mostly older than the Oregon average, but also far more likely to have relocated into the zip code from elsewhere. Like many other areas, construc on ac vity was substan ally slowed by the recession of 2008-2013. But unlike most, the area has seen 2013-2017 residen al building ac vity s ll well below that of 2000-2005, as well as earlier periods. At the same me, unemployment has dropped sharply, jobs and pay have increased, and the popula on has grown at a rate exceeding the na onal average. The recommenda ons can only lead to development of significant new residen al housing for the 97415-zip code area. The “sweet spot” for single-family dwellings is noted elsewhere in this report. If homes of these sizes and features can be built (with total development costs included), for $250,000 – $275,000 they will likely find a significant number of buyers. Related to this is another demand point for duplexes and perhaps triplexes of 1-3 bedrooms, 900-1,300 square feet, with a small yard and a 2-car garage. These would likely command a monthly rent of $1,250 – $1,600 per dwelling unit. Finally, there is a strong demand for the development of new mul -family residen al units, especially government-subsidized. The market could easily absorb 100 or more government supported dwelling units. Non-subsidized mul -family units, especially studios, one- and two-bedrooms units, are likely to be quickly rented and maintained at or near 100% occupancy, if rents can come in at $900, $1,100 and $1,300 respec vely, per month. These recommenda ons assume average build quality, and do not include any upgraded features. The market demand for new residen al development is right now, and only growing in the future.





Appendices

Brookings Housing Needs Assessment

A Study of the Current Housing Needs for the Brookings-Harbor Community

A Detailed Tables of Household Income by Household Size, Owner vs. Renter Tenure i

B Oregon State Vital Statistics – Birth, Death, and Net Migration Rates 1980-2050 iv

C Property Information for Surveyed Housing Units v


P a g e | i Sponsor Investors


Appendix A

Referenced on page 15 of this report, the following tables detail the number of households by income range, for both owner- and renter-occupied households, for the years 2010, 2017, and 2025.

Owner Households All Age Groups, Base Year: 2006 - 2010 Estimates

1-Person

Household 2-Person

Household 3-Person

Household 4-Person

Household 5+-Person Household Total

$0-10,000 255 44 5 0 3 307 $10,000-20,000 272 323 13 4 5 617 $20,000-30,000 199 249 18 0 0 466 $30,000-40,000 172 284 82 76 6 620 $40,000-50,000 133 191 37 78 44 483 $50,000-60,000 74 208 12 6 0 300 $60,000-75,000 32 362 6 106 68 574

$75,000-100,000 19 281 204 25 50 579 $100,000-125,000 38 192 53 34 3 320 $125,000-150,000 30 65 15 5 3 118 $150,000-200,000 10 47 8 29 0 94

$200,000+ 3 18 20 1 3 45 Total 1,237 2,264 473 364 185 4,523

Source: Ribbon Demographics

Renter Households All Age Groups, Base Year: 2006 - 2010 Estimates

1-Person

Household 2-Person

Household 3-Person

Household 4-Person


$0-10,000 167 77 0 0 0 244 $10,000-20,000 430 45 125 0 0 600 $20,000-30,000 97 104 24 52 21 298 $30,000-40,000 13 50 43 9 104 219 $40,000-50,000 0 11 5 41 0 57 $50,000-60,000 23 48 39 28 5 143 $60,000-75,000 12 52 0 0 65 129

$75,000-100,000 17 206 0 0 0 223 $100,000-125,000 17 34 1 24 38 114 $125,000-150,000 6 6 1 0 1 14 $150,000-200,000 5 18 2 0 1 26

$200,000+ 7 4 2 16 1 30 Total 794 655 242 170 236 2,097



P a g e | ii Sponsor Investors


Owner Households All Age Groups, Year 2017 Estimates

1-Person

Household 2-Person

Household 3-Person

Household 4-Person


$0-10,000 289 52 5 0 1 347 $10,000-20,000 183 158 6 0 1 348 $20,000-30,000 224 338 7 0 0 569 $30,000-40,000 128 156 102 67 1 454 $40,000-50,000 170 322 113 105 49 759 $50,000-60,000 75 236 0 5 0 316 $60,000-75,000 45 309 12 64 67 497

$75,000-100,000 21 288 169 31 46 555 $100,000-125,000 46 188 30 32 1 297 $125,000-150,000 33 74 13 4 0 124 $150,000-200,000 8 36 5 29 0 78

$200,000+ 4 2 15 2 0 23 Total 1,226 2,159 477 339 166 4,367


Renter Households All Age Groups, Year 2017 Estimates

1-Person

Household 2-Person

Household 3-Person

Household 4-Person


$0-10,000 198 55 0 0 0 253 $10,000-20,000 269 17 60 0 0 346 $20,000-30,000 184 127 20 60 25 416 $30,000-40,000 17 52 36 3 82 190 $40,000-50,000 1 18 9 28 0 56 $50,000-60,000 30 69 91 50 19 259 $60,000-75,000 41 62 0 0 44 147

$75,000-100,000 21 135 0 0 0 156 $100,000-125,000 24 39 4 24 46 137 $125,000-150,000 17 6 4 2 6 35 $150,000-200,000 4 22 0 0 2 28

$200,000+ 2 11 0 2 2 17 Total 808 613 224 169 226 2,040



P a g e | iii Sponsor Investors


Owner Households All Age Groups, Year 2025 Projections

1-Person

Household 2-Person

Household 3-Person

Household 4-Person


$0-10,000 282 21 7 0 0 310 $10,000-20,000 162 128 5 0 0 295 $20,000-30,000 236 308 11 0 0 555 $30,000-40,000 150 169 101 43 3 466 $40,000-50,000 177 382 89 96 28 772 $50,000-60,000 110 266 12 18 8 414 $60,000-75,000 82 347 10 62 67 568

$75,000-100,000 51 322 166 24 43 606 $100,000-125,000 56 188 68 32 11 355 $125,000-150,000 63 107 30 10 5 215 $150,000-200,000 46 50 16 35 3 150

$200,000+ 22 32 20 5 2 81 Total 1,437 2,320 535 325 170 4,787

Source: Ribbon Demographics, SCDC

Renter Households All Age Groups, Year 2025 Projections

1-Person

Household 2-Person

Household 3-Person

Household 4-Person


$0-10,000 180 41 0 0 0 221 $10,000-20,000 260 15 33 0 0 308 $20,000-30,000 203 119 26 57 20 425 $30,000-40,000 33 61 38 12 62 206 $40,000-50,000 9 22 18 18 10 77 $50,000-60,000 56 77 100 61 21 315 $60,000-75,000 51 62 12 11 26 162

$75,000-100,000 25 138 10 8 2 183 $100,000-125,000 34 44 8 33 10 129 $125,000-150,000 26 18 7 3 4 58 $150,000-200,000 10 21 6 2 3 42

$200,000+ 8 10 0 8 2 28 Total 895 628 258 213 160 2,154

Source: Ribbon Demographics, SCDC


P a g e | iv Sponsor Investors


Appendix B

Referenced on page 23 of this report, this table details the Oregon State Vital Sta s cs of Birth, Death, and Net Migra on Rates for the years 1980-2050:

Number of Births

Average Annual Birth Rates per

1,000 population

Number of Deaths

Average Annual Death

Rates per 1,000

population

Net Migration

Average Annual Net migration rates per 1,000

population

1980-1985 204,629 15 111,685 8 -62,424 -5 1985-1990 199,722 14 121,318 9 109,324 8 1990-1995 210,570 14 131,769 9 245,194 16 1995-2000 222,082 13 145,411 9 175,711 11 2000-2005 227,708 13 152,804 9 120,896 7 2005-2010 240,225 13 157,246 8 127,421 7 2010-2015 229,684 12 166,567 8 101,183 5 2015-2020 246,723 12 179,009 9 182,786 9 2020-2025 262,149 12 197,758 9 199,709 9 2025-2030 271,784 12 222,501 10 202,517 9 2030-2035 279,283 11 254,222 10 202,140 8 2035-2040 281,753 11 275,845 11 201,891 8 2040-2045 284,105 11 290,024 11 201,719 8 2045-2050 286,275 10 298,105 11 201,530 7

Source: Office of Economic Analysis, State of Oregon


P a g e | v Sponsor Investors


Appendix C

Referenced on page 27 of this report, the following is detailed property informa on, including addresses and maps, of selected surveyed housing units.


a. Smith River Rancheria, 1122 Fifield St., Brookings OR 97415; (707) 487-9255 b. Subsidized, Mul -Family, Tribal Housing, Rental c. Property ribbon cu ng in March of 2015. d. U li es included in rent are water, sewer, and trash. Tenant is responsible for electric. e. 13 units total. f. Units are a mix of 2-BR/1-BA and 3-BR/2-BA. g. Current Vacancies: 0 h. Extensive wai ng list i. Rent is subsidized to 30% of household income, available to any tribal member who is income-qualified. j. Property features include a dishwasher and washer/dryer in each unit, carports, energy efficient hea ng and air

condi oning units, and 9’ tall ceilings. Pets are ok (small dogs allowed), and there is a fenced pet area. The six downstairs units are ADA compliant, for elderly tenants or those with mobility issues.


P a g e | vi Sponsor Investors



a. Heron Ridge Apartments, 521 Fir St., Brookings, OR 97415; (541) 412-8200 b. Subsidized, Mul -Family, Rental c. Formerly the Darwin Apartments, in 2007 the property was completely renovated (“down to the ground”) and

rebuilt. There have been no major renova ons since then. d. U li es included in the rent are water, sewer, and trash. Tenant pays for electric and communica ons. e. 36 total units (1 reserved for manager/maintenance on-site) f. Units are a mix of 8 – 1-BR, 13 – 2-BR (including 1 manager unit), and 15 – 3-BR. g. Any vacancies are short, and filled by the waitlist. h. Average waitlist for the 1-BR units is 3 years, and waitlist for the 2- and 3-BR units averages 1.5 – 2 years. i. Rent is subsidized to 30% of household income. To qualify, the household income must be 60% or less of the

Area Median Income (AMI), and some units are set aside for those who make 40% or less of AMI. j. Property ameni es include on-site laundry and a community center. Pets are not allowed. A limited number of

units are ADA compa ble.


P a g e | vii Sponsor Investors



a. 553 Fern Ave., Brookings, OR 97415; (541) 469-9616 b. Market-Rate, Mul -Family, Rental c. Property was built in 2003. d. No u li es included in the rent. e. Eight units in one building. f. All units are 2-BR/1.5-BA and approx. 950-1000 square feet. g. Current Vacancies: 0 (Tenant occupancy ranges from 1.5 – 6 years.) h. Waitlist: No i. Rent for each unit is $750, except for one unit that has a private deck and fenced yard that rents for $775. j. Each unit has a carport.


P a g e | viii Sponsor Investors



a. Azalea Reach Apartments, 650 Old County Road, Brookings, OR 97415; (541) 412-1448 b. Tax Credit, Rental, Mul -Family c. Property was constructed in 1998, and opera onal in 1999. There have been no major renova ons since then. d. U li es included in the rent are water, sewer, and trash. Tenant pays electric and communica ons. e. Total number of units: 40 (1 reserved for manager/maintenance on-site) f. Unit mix consists of 8 – 1-BR, 12 – 2-BR, 12 – 3-BR (including 1 manager unit), and 8 – 4-BR. g. Any vacancies are short, and filled by the waitlist. h. Average length of waitlist for 1-BR units is 3 years, for the 2- and 3-BR units it is 6 months to 1 year, and for the

4-BR units it is approximately 2 years. i. Property is tax-credit; some units are market-rate and some are subsidized to 30% of household income. j. Property ameni es include on-site laundry and a community center. Pets are not allowed. Two units are ADA

accessible.


P a g e | ix Sponsor Investors



a. Pacific View Gardens, 1235 Moore St., Brookings, OR 97415; (541) 469-3370 b. Subsidized, Mul -Family, Rental, Occupancy is limited to elderly (age 62+), disabled, or head of household. c. Property was constructed in the 1980’s, and has been steadily maintained since then. There have been no

major renova ons. All units are maintained with fresh pain ng and new appliances as needed. d. U li es included in the rent are water, sewer, and trash. Tenant pays electric and communica ons. e. Total number of units: 35 f. Unit mix consists of 31 – 1-BR units and 4 – 2-BR units. g. Current Vacancies: 0, Any vacancies are filled from the waitlist on a need basis. h. Average length of wai ng list is 6 months to 1 year. i. Rent is subsidized to 30% of household income; rents range from less than $100 to at most $580. j. Property ameni es include on-site laundry and a community room. Pets are not allowed. k. On-site manager is supervised by Grand Management of Coos Bay.


P a g e | x Sponsor Investors



a. Pelican’s Perch Apartments, 1216 Moore St., Brookings, OR 97415; (541) 412-8478 b. Low-Income Senior Tax-Credit, Age 62+ Income Qualify, Rental c. Property was built in 2001, and there have been no major renova ons since then. d. U li es included in the rent are water, sewer, and trash. Cable television is available to tenants at a reduced

rate. Tenant is responsible for electric. e. Total number of units: 24 f. Unit mix consists of 22 – 1-BR units at 742 square feet, and 2 – 2-BR units at 1104 square feet. g. Current Vacancies: 0 h. Length of wai ng list is dependent upon income qualifica ons; separate wai ng lists for 30%, 40%, and 60%

AMI. Most tenants wait at least 6 months or longer. i. Rents range from $290 to $620. j. Property ameni es include a community room available for regularly planned ac vi es and social gatherings.

Property has on-site laundry, elevators, and two ADA accessible units. In addi on to the community room, there is a community service group, the Agency on Aging, who provide on-site services to residents.





[email protected]


City

City of Coos Bay, Oregon

500 Central Ave. Coos Bay, OR 97420

500 Central Avenue Coos Bay, OR 97420

541-269-8912 www.coosbay.org

Rodger Craddock City Manager

541-269-8912 [email protected]

541-404-0752

The Hollering Place Redevelopment - Sea Wall Replacement



✔

112 South Empire Blvd. Coos Bay, OR 97420

Letters from the Tribe and community stakeholders have been included as attachments.


504,618

10,580

138,790Confederated Tribes of Coos, Lower Umpqua, and Siuslaw Indians

Costs reflect A&E expenses to-date and anticipated costs to complete the design phase of this project and permits.

$ 653,988

10/20/2017 Crow Clay Architects

03/01/2018 02/28/2019



From time immemorial, the Hollering Place has been a center of commerce, transportation, and communication in the greater Coos Bay area. The earliest inhabitants of the area were the Hanis Coos people who situated one of their key villages near the site. Visitors would come to the village from nearby and far away to trade goods and strengthen relationships. Throughout much of the 19th century Anglo-Americans moved into the area and brought their own commercial enterprises and social activities to the site. In fact in 1875, the original Coos County Courthouse was constructed on the bluff across from the Hollering Place. The site continued to be a busy commercial location for seafood processing, storefronts, and restaurants throughout most of the 20th century. However as the economy changed, many of the existing businesses left the site. In 1998, prompted by a grassroots effort of citizens, the City purchased the site and began working on clean up. In 2007, the City and community stakeholders engaged in a robust community discussion that resulted in an adopted Master Plan for the site. After issuing a Request for Proposal in 2014, the City and the Confederated Tribes of Coos, Lower Umpqua, and Siuslaw Indians (CTCLUSI) agreed to collaborate on the redevelopment of The Hollering Place in a way to honor the past and provide economic and environmental benefits for the future generations of the area. The first step of this process is to replace the aging man made seawall which is failing, causing erosion of valuable commercial lands, and inhibiting future construction on the lower bench of the site.

The shared goal of the City and the CTCLUSI is to return the Hollering Place into the focal point that helps launch a redevelopment of the entire Empire district of Coos Bay. To accomplish this the City has already invested in excess of $500,000 and has committed to provide up to $1 million in infrastructure build out for this project. In addition, the CTCLUSI estimates it will invest more than $5 million in the site to construct amenities and commercial buildings that will attract visitors and residents to the site. To move forward with this strategy, the City and the Tribe are finalizing their agreement and laying out performance schedules. To ensure the City could ultimately transfer a clean title to the Tribe, the City and the Department of State Lands negotiated the location of the west boundary of the property. Through these negotiations, the City and the Department of State Lands agreed that the western boundary would be the Mean High Tide Line (MHTL). These negotiations also resulted in the agreement that the City would maintain the seawall, which serves as the western boundary for much of the property. As a result, the City has completed preliminary feasibility and design which calls for the least costly option for seawall replacement to be a straight rip/rap barrier. When the CTCLUSI reviewed the initial findings regarding a rip/rap barrier they began to explore other alternatives. In order to promote the values of the Tribe and the economic and commercial goals of all stakeholders, the CTCLUSI wishes to make the site accessible and inviting to the community and visitors alike. One way of doing this is to utilize the sea wall as a fundamental element of the site design and not just a functional barrier to dissipate the erosive power of the sea. The CTCLUSI contracted with Crow Clay Architects to develop a design concept that would integrate pedestrian engagement with the site by providing trail connectivity for pedestrians and bicyclists, incorporate interpretive signage, and accentuate the prominent views from the site. which are integrated into an Inland Sheet Pile Wall that protects this historic and valuable site from further erosion. Construction of this sea wall is the lynch pin that will allow the City and the CTCLUSI to move forward with the overall redevelopment of this critical economic, social, and culturally significant site.

2008 and 2017





October 30, 2017

Rodger Craddock City of Coos Bay 500 Central Ave Coos Bay, OR 97420

RE: The Hollering Place Redevelopment - Sea Wall Replacement

Mr. Craddock,

On behalf of the South Coast Development Council (SCDC), I would like to show support for the Hollering Place Redevelopment - Sea Wall Replacement project. The SCDC exists to “promote and support businesses” in Coos, Curry, coastal Douglas, and coastal Lane coun es. The Confederated Tribes of Coos, Lower Umpqua, and Siuslaw Indians (CTCLUSI) has goals that closely align with both our mission and vision in helping build the economy of the region. The Hollering Place Redevelopment – Sea Wall Replacement project will further strengthen the City of Coos Bay as a regional asset and further help promote tourism, and job crea on. The project would also be a great li to many revitaliza on and redevelopment efforts being performed in the Empire district of Coos Bay. Once this project is complete, it will allow for integrated pedestrian engagement with the site by providing trail connec vity for pedestrians and bicyclists, incorporate interpre ve signage, and accentuate the prominent views from the site. The Sea Wall would protect this historic and valuable site from further erosion. Construc on of this sea wall is vital to allow the City and the CTCLUSI to move forward with the overall redevelopment of this cri cal economic, social, and culturally significant site. The SCDC believes this investment on the infrastructure will reap rewards for the City, the State of Oregon, and the South Oregon Coast region for years to come and we enthusias cally support this project. Thank you for your con nued investment and support in our community. Sincerely,


The Dolphin Players 580 Newmark/ PO Box 3264

Coos Bay, Oregon 97420 541-808-2611

thedolphinplayers.webs.com [email protected]

Board of Directors President

Joy McCarthy

Vice President Zoe Shields

Secretary Sabrina Gonzales

Treasurer Kathy Low

Members at Large

Phyllis Love George Nixon Bobbi Wilson

Kevin Gowrylow Alice Carlson

Doc Faulkenberg Kevin Thurkow

Rodger Craddock, City Manager City of Coos Bay, Oregon 500 Central Ave. Coos Bay, OR 97420 Dear Mr. Craddock: On behalf of The Dolphin Players I am honored to lend my support to the effort to redevelop The Hollering Place. We recently collaborated with the Confederated Tribes of Coos, Lower Umpqua, and Siuslaw Indians to create our historical production “The Fifth Annual Hollering Place Radio Show.” In doing so we were able to show the stories and nostalgic pictures of life in Empire. These tales, spanning from the Coos story of creation to recent events around town, evoked feelings of the importance of caring for our home, as well as the desire to re-energize and renew it. The seawall is the first critical step to redevelopment, and we are very excited to see this process begin. Our own theater in Empire was recently fitted with a beautiful new exterior, and we have seen interest grow as people see that we care about putting effort into our community. Our new marquee has drawn in patrons that may have missed us before, and after witnessing the power of revitalization we are interested in showing our pride and determination to continue the process. The introduction of a pedestrian/bike path would make the area more welcoming, which would connect the community and allow people to enjoy many of the businesses in our area. As the Hollering Place is redeveloped, it will draw new customers and increase traffic to our theater. The Dolphin Players are dedicated to creating quality theater productions to enrich our community and welcoming people to experience our plays. For these reasons and many more, we lend our support to your efforts to secure the funding that will allow us to move forward with the next vital step in the project. Sincerely, Zoe Shields, Vice President The Dolphin Players


Fire Station Expansion and Upgrade

1


From: Kevin Urban <[email protected]>Sent: Tuesday, October 31, 2017 2:29 PMTo: Regional InfrastructureFund * BIZSubject: Coquille Fire & Ambulance StattionAttachments: Regional Infastructure fund.pdf

Thanks for the review! Kevin Urban Public Works / Planning Director City of Coquille





[email protected]


County

Douglas County Parks Department

1036 SE Douglas Justice Building RM 116 Roseburg, OR 97470

Same as Street

541-957-7001 www.co.douglas.or.us/parks/

Rocky Houston Director

541-464-6387 [email protected]

503-580-1860

Winchester Infrastructure Development


Access to Natural Resources, Support of Natural Resource Economy, and Active Forestry Management on O&C Timber Lands Business Retention, Expansion, and Creation • Workforce training • Regulatory streamlining, technical assistance o Population retention • Enhance Marine, Rail, and Telecommunication Infrastructure • Build on Recreation Economy • Alternative Energy Development • Community Resilience

✔

242 Discovery Point Lane, Winchester Bay, OR (Douglas County)


910,440

1,150,000

650,000Local Government Grant Oregon Parks and Recreation Department

$ 2,710,440

10/31/2017 I.E. Engineering

November 2018 March 2019



Current 4" & 6" water lines serving the area are at nearing the carrying capacity and can not address fire suppression and meet the water demands for the area. This project would create an economic stimulus by improving water main for fire suppression and allow for additional development in Winchester Bay. There is a moratorium on development due to the water line constraint. The project will: * Install 4,200 linear feet of 12" water main line within Douglas County road right-of-way * Retain 6" water line as a redundancy for future repairs, etc. * Save 12,000 RV camping occasions that result in over $7 million in annual economic impact to Winchester Bay and Reedsport. * Improve infrastructure to allow for expansion an additional RV campground to increase an additional 14,000 RV camping occasions that will result in over $8 million in annual economic impact to Winchester Bay and Reedsport. * Create a partnership between the City of Reedsport and Douglas County to resolve an issue in coastal Douglas County

The current water main line 4" will be removed and replaced with 12" water main for 4,200 linear feet in coordination with Douglas County and the City of Reedsport. I.E. Engineering and the City of Reedsport have met and reviewed the project scope to ensure the project is feasible. Final engineering will determine if there is sufficient space to keep the new waterline out of the roadway. The Acquisition of RV Resort is scheduled for early 2019. This will allow the retainage of 12,000 annual RV camping occasions that will preserve $7 million in annual economic impact to the area. The City of Reedsport, community of Reedsport and all of coastal Douglas County will be the final benefactor of the project.

10/30/2017

1


From: Kitty Bunten <[email protected]>Sent: Tuesday, October 31, 2017 2:30 PMTo: Regional InfrastructureFund * BIZCc: CAMPBELL Alex * GOV; David Brock SmithSubject: RFIAttachments: 10311700.PDF

Please find attached our RFI form. If additional information or clarification is needed please let us know and we will respond post haste. Sincerely, Kitty B. -- M. Kathleen "Kitty" Root-Bunten, Executive Director Oregon Resources Research Education Center 94235 Moore Street, Ste 127 Gold Beach, OR 97444 Office 541-425-5488 Fax 541-425-5288 [email protected] www.ORREC.ORG

“ I like to believe that there are...always possibilities.” Admiral James T. Kirk

This transmission, together with any attachments, is intended only for the use of those to whom it is addressed and may contain information that is privileged, confidential, and exempt from disclosure under applicable law. If you are not the intended recipient, you are hereby notified that any distribution or copying of this transmission is strictly prohibited. If you received this transmission in error, please notify the original sender immediately and delete this message, along with any attachments.





[email protected]


Special District

Port of Port Orford

300 Dock Road, Port Orford, OR, 97465 PO Box 490, Port Orford, OR 97465

541.332.7121 https://portofportorford.org

Steve Courtier Port Manager

541.332.7121 [email protected]

541.999.0131

Port of Port Orford Seafood Center



✔

Port of Port Orford, 300 Dock Road, Port Orford, Curry County

We have broad community support for the project, and are in the process of updating letters of support to reflect current status.


500,000

250,000

6,000,000The Port is in the process of securing additional funds for the project. (estimated cost)

$ 6,750,000

July, 2017 Collaborative Fisheries Assoc.

July, 2018 September, 2019



The project is located in Southwestern Oregon, in the City of Port Orford. Port Orford is located on U.S. 101 between the Pacific Ocean and the Siskiyou National Forest. The total population of Port Orford is 1,263 as of the most recent ACS 5-year estimate survey. Port Orford is located in Curry County Oregon, a scenic, largely forested, and extremely rural county. As one of only three incorporated towns in the county, Port Orford is the smallest. One of the trademark features of this part of the Oregon Coast is geographic isolation due to the lack of effective transportation links to inland markets. This has served as a barrier to economic development, while promoting the local fishing economy. Approximately 35% of the work force is directly employed by the fishing industry. A 2014 report from the Oregon Infrastructure Finance Authority indicates that in 2013, the dollar value of fish and shellfish landings in Port Orford was $5,230,252. The Port of Port Orford has invested in critical infrastructure, including the high dock and vessel launching equipment, but the seafood holding and processing infrastructure has suffered from a lack of investment, and is in a state of severe disrepair. Engineers have advised the Port District that it is beyond repair. The existing facility is rented by Norcal Seafoods, which is a live fish operation. The existing fresh seawater system has been in operation at the Port for 12 years, and will require upgrades to accommodate existing and new tenants. The existing structure will likely be completely unusable within the next two to three years, which would cause NorCal to have to relocate. This would result in the loss of jobs in the area in the form of current seafood buyer employees, and local small fishing businesses, and would a catastrophic effect on the local economy.

The proposed solution to the above described problem is to demolish the existing structure, and construct a new facility at the same location. This is a final design/construction project. The vision for this project is to replace the old dilapidated cannery building, which is approximately 10,000 square feet, with a new commercial facility. The ground floor of the new facility will be designed to accommodate a constant flow of fresh sea water to support various seafood holding, processing, research, education, and other operations requiring this utility. The existing fresh seawater system has been in operation at the Port for 12 years, and will require upgrades to accommodate new tenants. The new facility is expected to include approximately 20,000 square feet of space on or near the existing site. It is expected that the ground floor of the design will house fish and seafood holding, processing, marine research, ocean recreation, and other related uses. NorCal Seafood Inc. is intended to act as one of the “anchor” tenants for the new facility, and has committed to occupying part of that space. NorCal is one of the Port’s long term commercial seafood buyers, specializing in marketing and distribution of live seafood products such as fish, red sea urchins, and Dungeness crab. Other operations requiring a supply of fresh seawater are interested in occupying the new building. These include live fish, red sea urchins, organic sea vegetables, research, and aquaculture. It is expected that these commercial seafood processing businesses, with accompanying retail enterprises housed in the facility, and other tenants, as well as Port offices, will occupy the other 10,000 square feet of the new facility. The Port has received multiple letters of interest from businesses wishing to occupy the rental spaces, including seafood and ocean recreation businesses, and the Oregon State University Marine Studies Initiative, which operates a field station nearby. Other interests include a restaurant, and small businesses interested in renting office space. It is the intent of this project to include cultural, historical, scientific research, education, and outreach components. In addition, it is the Port's intention for the facility to promote safe and informative interactions with visitors to our unique and popular port, and to improve the efficiency of our commercial seafood operations. This project, when completed, is anticipated to create a substantial number of new jobs in Port Orford. In addition, it will preserve existing jobs in the commercial seafood, research and education, and outdoor recreation sectors.

July, 2017

1


From: Jonathan Wright <[email protected]>Sent: Wednesday, October 25, 2017 2:55 PMTo: Regional InfrastructureFund * BIZSubject: Reedsport Project Attachments: Request for Information Form Regional Solutions (Full Application).pdf

Let me know when you receive this. Thanks

Jonathan Wright City Manager 451 Winchester Ave Reedsport OR 97467 541‐271‐3603 Ext 9

A Personal Commitment to a Positive Result

South Coast Umpqua Regional Solutions Advisory Committee ...

Documents

Transcript of South Coast Umpqua Regional Solutions Advisory Committee ...